WEST CHESTER BUSINESS IMPROVEMENT DISTRICT FIVE YEAR … · 2015. 11. 17. · WEST CHESTER BUSINESS...

WEST CHESTER BUSINESS IMPROVEMENT DISTRICT

FIVE YEAR PLAN

for the period

2016 – 2020

August 19, 2015 (rev. 2)

Final Plan with amendments through September 22, 2015

[as approved by the BID Board]

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Table of Contents

I. Executive Summary................................................................................................................................. 3

II. BID Authority Board ............................................................................................................................... 5

III. Introduction to the BID ........................................................................................................................... 6

IV. Mission Vision Values ............................................................................................................................. 7

Mission ................................................................................................................................................... 7

Vision ..................................................................................................................................................... 7

Values .................................................................................................................................................... 7

V. Goals and Objectives by Main Street Program Area ...................................................................................... 8

VI. 2016 Budget (projected) ...................................................................................................................... 12

VII. NID Act of 2000 Section 5 (c) Requirements ........................................................................................... 13

1. Map Indicating the Boundaries by Street of the BID for 2016-2020 ........................................................... 13

2. Report from the Municipality ................................................................................................................ 15

3. Additional Requirements ..................................................................................................................... 15

VIII. Appendices ...................................................................................................................................... 17

Appendix A1 – Description of Strategic Planning Process Used: Background Documents ..................................... 18

Appendix B1 - Strategic Analysis Data -- External Opportunities and Threats ................................................... 20

Appendix B2 - Strategic Analysis Data – BID Internal Strengths and Weaknesses ............................................. 23

Appendix B3 - Strategic Analysis Data -- Listing of Strategic Issues ................................................................ 24

Appendix C – List of All Properties to be Assessed ........................................................................................ 25

Appendix D - Agreement between the West Chester Borough and the West Chester Business Improvement District 33

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I. Executive Summary

The development and presentation of this Five Year Plan reflects a more strategic approach to fulfilling the BID’smission as well as a stronger alignment with the Pennsylvania Downtown Center (PDC) and the Main Street Program.These are believed to be essential in order to move the BID beyond its initial successes and provide capacity toaddress the more complex and entrenched challenges identified in the Strategic Analysis.

The Plan was developed in collaboration with the PDC and the Goals and Objectives conform to the five PDC programareas of 1) BID Authority Organizational Development, 2) Design and Appearance, 3) Economic Assets, 4) Marketingand Promotion, and 5) Safe, Clean & Green. Increasing conformity with the PDC approach to planning facilitates apositive PDC assessment of the West Chester BID and more favored consideration for Department of Community andEconomic Development (DCED) funding. Currently, the BID has access to up to $50,000 in façade grants, up to$500,000 in a Public Improvement Grant, up to $500,000 in an Anchor Building grant to loan, up to $500,000 inRedevelopment grant to loan, up to $25,000 in a planning grant, as well as NAP Enterprise Zone 25% Tax Credits foreligible projects.

The mission statement has been expanded to identify the BID’s stakeholders while the vision statement has beenmade more succinct. A set of values has been developed to further guide the BID in determining goals and objectivesand validating strategies. The Plan captures the process used in development of the goals and objectives, which issummarized in Appendices A1 through B3. The goals were identified from having taken a wide look around outside ofthe BID (B1) and a careful look inside the BID (B2). Five of the eleven strategic issues identified (B3) pertain to theBID itself; a reflection that the organization’s development has lagged behind its external successes, and this lag nowthreatens the BID’s ability to continue to be successful.

In April 2015 the BID mailed a survey to all assessed business and property owners to obtain their views regardingconditions in the downtown and focus areas for the future. The results (Appendix A1) revealed significant concernabout the mix of uses in the BID. It reflected a desire for more diversity to include serving residents’ needs, cultureand entertainment, and less emphasis on bars and restaurants, with attendant diminishment of public nuisance issues.The development of an asset based, market driven plan for a diverse and sustainable mix of uses for real estate in the

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BID is seen as one of the most important outcomes of this Five Year Plan, as it lays the foundation for addressingother strategic issues such as vacant properties, the balance of preservation and growth, and alcohol related nuisance.

Assessed property owners also expressed a desire for more services from the BID, rating all of the eight potentialfocus areas for the next five years as quite important, including ensuring that the BID has the capacity, funding, andresources to meet future challenges (one of the top four top rated priorities). Accordingly, the BID has created anambitious plan which aims to address its constituent’s concerns and will require additional revenue to do so.

The Plan includes a .25 mil increase to the assessment which will add approximately $23,400 in annual revenue. Thisis the first millage increase in ten years. This revenue will be used to increase BID capacity including: a full-timebusiness attraction position tasked with improving the mix and diversity of uses within the BID, a sustainable bannerprogram that will maintain the 200 banners downtown incrementally over five years, and enhanced destinationmarketing to position West Chester in an increasingly competitive marketplace.

The Plan provides for an annual reassessment by the Board of the Plan’s strategic issues, goals, and objectives; aprocess which is expected to be institutionalized beyond the five years of the Plan, to ensure that the BID remainsstrategically focused in its work. A review of the BID bylaws is included in the objectives and provides an opportunityfor institutionalized change that can address this and other internal issues identified in the analysis.

In accordance with the BID five year renewal process requirements, this Plan will be distributed to business andproperty owners within the BID assessment district, with notice of public hearings and a period for filing of objections.After the objection period the Plan can be adopted by Borough Council. Once adopted, it will become effective January1, 2016.

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II. BID Authority Board

Holly Brown, Chair; Community Liaison

William J. Scott, Jr, Vice-Chair; Community Liaison, Borough Council member

Christopher P. Blakely, Treasurer; Community Liaison

Kathleen Wileczek, Secretary; Business Owner

Ray Ott, Past-Chair; Ray Ott & Associates

Jordan Norley; Borough Council Representative

Thomas Crisp; Balance Hair Salon

Fred Gusz; Community Liaison

The Honorable Michelle Kichline; Chester County Board of Commissioners

Richard May; RKM Advisors Inc

Lance Nelson; MacElree Harvey, Ltd.

Sandy Riper; Sunset Hill Jewelers & Fine Art Gallery

Tom Walsh; Community Liaison

Adam Wetzel; Side Bar & Restaurant

Mark Yoder; Greater West Chester Chamber of Commerce

Malcolm Johnstone; Executive Director

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III. Introduction to the BID

The West Chester Business Improvement District Authority is a Municipal Authority and serves as the NIDMA forthe BID. The statutory authority for the BID is the Municipal Authorities Act of 1945, approved May 2, 1945, P.L.382 and the Neighborhood Improvement District Act, approved December 20, 2000, P.L. 949, No. 130. The Boardof Directors of the BID Authority is the governing administrative body. Each board member is appointed for a fiveyear term by the Borough Council from a suggested slate provided by the current board. As per the Bylaws of theBID Authority, reasonable efforts are made to ensure that the board members adequately represent the diverseinterests and organizations located in the Borough, including but not limited to: commercial property owners, retailbusiness operators, restaurant operators, personal service providers, financial service providers, legal offices,Borough government, Chester County government, the Chamber of Commerce of Greater West Chester, non-profitorganizations, residents, and institutions of higher learning. The board consists of 15 members.

The BID Authority has a cooperative agreement with West Chester Borough that states that the BID Authority andWest Chester Borough may cooperate in implementing certain projects, programs or services in the BID plan, thatthe Borough will maintain the same level of programs and services within the BID as before the BID designation,and the Borough will maintain at least one Council member on the Board. Basically, this means no activitiesgenerally performed by the municipal government shall be undertaken or transferred to the BID Authority. A copyof the agreement may be examined at the Borough Manager's office, 401 East Gay Street, West Chester, PA 19380and the Business Improvement District office, 119 North High Street, West Chester, PA 19380. The agreement isalso contained in Appendix D.

Currently, the BID is reauthorized every five years. Reauthorization is subject to a negative vote by personsrepresenting ownership of 40 percent of the properties within the proposed district. Any objections to the Plan orthe reestablishment of the West Chester BID must be filed in writing by benefited property owners with theBorough Manager, c/o West Chester Borough, 401 East Gay Street, West Chester, PA 19380 within 45 days of thepresentation of the Plan.

The assessment rate will be calculated as .00300 of assessed value as determined by the Chester CountyAssessment Office (CCAO). This rate is adjusted from the 2011-2015 assessment of .00275. Properties withmixed commercial and residential uses have the payment discounted by the percentage of net leasable squarefootage used as apartments, also determined by the CCAO. If approved, billing will be annually through December31, 2020. The assessment rate will not change during that term. Voluntary payments or in-kind services from taxexempt organizations within the BID are requested annually.

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IV. Mission Vision Values

Mission

Our mission is to enhance the economic vitality of downtown West Chester through an active public private partnershipbetween Borough government and the business and property owners in the Business Improvement District. Economicvitality is achieved through preserving our historic assets, responding to the needs of our community includingbusiness owners, residents and visitors, and marketing our unique qualities to the Delaware Valley region and beyond.

Vision

Our vision is a healthy, vibrant, diverse, and pedestrian oriented downtown, with a richly preserved history, supportedby an engaged community that values and protects the things that make West Chester a special place.

Values

Collaboration- By joining together, we can achieve much more than by each of us acting alone.

Community- We understand that the fabric of our community –our relationships with one another- is the foundationupon which our success is built.

Heritage- History is what makes places unique; we recognize our architectural and cultural heritage as one of our mostimportant assets.

Walkability- we value our pedestrian orientation and the human scale of our built environment.

Diversity- We respect and value differences and believe that soliciting a diversity of perspectives leads to betteroutcomes.

Accessibility- By ensuring that our community is physically, socially, and economically accessible, we will enable thediversity necessary for a healthy economy.

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V. Goals and Objectives by Main Street Program Area

PROGRAM AREA: 1. BID AUTHORITY ORGANIZATIONGoal Objectives Implementation Partner(s)

AEnsure that the BID hasthe capacity to meet thechallenges of the future

Adjust the assessment rate to 3 mils (0.3%) and consideradjustments to the Borough contribution as well as newsources of revenue such as partner funding. 1.

PDC, Borough Council,assessed community, majorregional institutions.

Evaluate changes to the assessment for the next renewal. BID

Adjust staffing based on plan elements and fundingsources. BID Executive committee

B Strengthen BID leadershipand succession

Recruit potential board members so as to developleadership reflective of the community served. Offernetworking opportunities and use a variety of recruitmentmethods to attract new blood.

Borough Council, assessedcommunity

Ensure ongoing Board and committee education andengagement with revitalization as practiced by theNational Main Street Center and the PA Downtown Center.

PDC, BID Board

Conduct a review of the by-laws BID Executive committeeFormalize the process of new board member orientation. BID Board

C Enhance the strategicfocus of BID operations

Conduct annual strategy reviews to assess progresstoward goals and make appropriate adjustments to theFive Year Plan.

PDC, BID Executive committee

Work towards alignment with the eight principles of theNational Main Street program.

PDC, BID Executive committee

D

Increase understandingbetween the BID and itsstakeholders throughactive marketing andcommunications

Create forums for listening to issues of stakeholders(breakfasts, e.g.)

Assessed business andproperty owners, WCU, ChesterCounty, Chambers ofCommerce

Institute regular communications concerning BIDactivities and accomplishments including electronic andin-personIdentify opportunities to partner with the Chambersaround shared mission and goals

Chambers of Commerce

Invite WCU to appoint a liaison to the BID (at correctpoint of contact)

WCU

Encourage WCU partnership in BID programs WCU

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Develop an understanding of the economic impact of WCUon the Borough and vice versa.

WCU, consultant

E Strengthen relationshipwith Borough Council

Secure a place on Council agenda on a quarterly basis toprovide a briefing on BID activity.

Council

Develop a mutually endorsed process for orienting newcouncil members/Borough Manager on the authorizinglegislation, history and functioning of the BID.

Council

Collaborate with Council to define the role of the Councilrepresentative on the BID board.

Council

Secure commitment that appointments will be morereflective of the assessed community.

Council

PROGRAM AREA: 2. DESIGN AND APPEARANCEGoal Objectives Implementation Partner(s)

A

Ensure infill andredevelopment isappropriate and sensitiveto the Town Center andthe historic character ofWest Chester.

Participate in first block development projects, advocatingfor historic character and public space

Planning Commission, HARB,Borough Council

Engage in redevelopment efforts for the Pfizer property.The focus of redevelopment in this large tract will have adirect impact on the economic vitality of the downtown.

Planning Commission, BoroughCouncil

Encourage BID properties on the perimeter of the districtto operate in a manner compatible with adjoiningproperties outside the district, such that uses provided inthe zoning code for adjoining properties are notnegatively impacted. This includes maintaining theresidential character in areas where the downtowntransitions to surrounding neighborhoods such as E.Chestnut St, N. Church St, and N. and S. Walnut Sts.

HARB, Planning Commission,Borough Council, residents andneighborhood associations.

Advance preservation strategies for at risk historicbuildings including the Post Office.

PHMC, Planning Commission,HARB, DCED, West ChesterFood Co-op.

B

Increase engagement withand support forpreservation of WestChester's architecturalheritage.

Advance WCDF visibility and capacity in HistoricPreservation

WCDF, HARB, PHMC

Continue the façade improvement program BID Design committee. DCEDRecognize and celebrate preservation occasions such asHistory Month, etc.

WCDF, HARB, PHMC, WCU

CAdvance strategies thatmitigate automobileimpacts while growing the

Advocate a planning based approach to parking in theTown Center.

Borough Council, PlanningCommission

Participate in development of licensing for valet parking Borough Council

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economy. Advocate for congestion mitigation efforts includingdelivery scheduling.

Borough Council, PlanningCommission

DEnsure that downtownsignage is appropriate andattractive

Replace outdoor signage at the Chestnut Street Garage. BID Design committeeDevelop a downtown banner program. BID Design committeeReplace signage on the Big Belly garbage cans. BID Design committee

E Develop programs andpartnerships for public art

Engage with artists and art organizations to developconcepts for public art and advance projects by engagingstakeholders and securing funding

CCAA, WCU, Borough

Work with the Borough to develop regulations for a publicmural program.

Borough

PROGRAM AREA: 3. ECONOMIC ASSETS

Goal Objectives Implementation Partner(s)

A

Grow a diverse andsustainable local economythat will ensure increasedand enduring utilization ofreal estate in the BID.

Support Performing Arts Venue & Programming Uptown Entertainment Alliance.DCED

Support Full Service Grocery Store West Chester Food Co-op,DCED

Guided by PDC vision, create a market based and assetdriven approach for identifying and securing desiredadditions to the BID occupancy mix, including mappingand other tools needed to support this objective.

Consultant, PDC, DCED

Connect with other communities that have a retailrecruiter for lessons learned.

PDC, Lower Merion, York,Chestnut Hill, Carlisle.

Coordinate with the Borough’s [Borough-wide] economicdevelopment efforts.

Borough

B

Provide tourism amenitiesnecessary to support WestChester as a destinationtown.

Support a hotel in redeveloped F&M Building Myles Land Development

Support hotel in redeveloped Rite Aid Zukin RealtySupport development of conference facilities CCHSSupport development of a resource/visitors center Borough

C

Increase transportationalternatives and enhanceconnectivity withPhiladelphia

Support evening cab service in the Borough Rainbow CabSupport Pedestrian and Bicycle linkages CCPC, DVRPCSupport linkage to existing train service to Philadelphia WCU, Rail Restoration

Committee, BLUER, SEPTA,Krapf, CCPC, TMACC

Support evening shuttle WCU-Downtown WCU

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PROGRAM AREA: 4. MARKETING AND PROMOTIONGoal Objectives Implementation Partner(s)

A

Create opportunities toaccess niche marketbuyers: locavores,internet sales, younger-than-average consumers inthe Borough, others.

Expand buy local program(s). Chamber of CommerceEnsure marketing is appropriate for the youthdemographicAssess needs of BID e-tailers and identify possible role forthe BID

BID businesses

BEnhance recognition ofWest Chester as a“destination town”

Partner with anchor institutions and influential areaorganizations to augment marketing efforts on a regional(35 mile) basis.

WCU, Chester County, ChesterCounty Hospital, developmentcommunity, YMCA, CCHS,GWCCC

Expand marketing beyond the region into the NY and DCareas.

WCU, development community,CCHS, GWCCC

Enhance Website and social media outreach. Web and social mediaconsultant

Support events and activities in downtown West Chester. Parks and Rec, communityorganizations

Continue to gain exposure for West Chester throughawards, recognitions, and program participation PDC, DCED

PROGRAM AREA: 5. SAFE CLEAN GREENGoal Objectives Implementation Partner(s)

A

Partnerships to developinnovative solutions tonuisance and cost ofalcohol related behavior.

Continue BID involvement in Mayor/WCU led mitigationinitiative

WCU, Police Dept., BoroughCouncil, mayor, restaurantsand bars

B Cleaner and Greener

Restore Clean and Green funding to previous levels. Elm StreetDevelop building condition monitoring program throughPublic Works Public Works

Develop a sustainable gum removal program BID Design committee

Partner with the Borough on a graffiti removal programBID Design committee,Borough

Secure ashtrays for all Big Belly trash cans BID Design committee

1. The revised assessment percentage will provide marginal revenue of $23,400 to fulfill the objectives of the Five Year Plan.

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VI. 2016 Budget (projected)1

1 Amendment to the Preliminary Plan. Change the Section Title from “Section VI. 2016 Budget” to “Section VI. 2016 Budget (projected)”.

REVENUESProperty Assessments $285,000Borough Parking Fund Allocation $85,000Misc. Income $10,000

TOTAL $380,000

EXPENDITURESBID Organization $124,000Design and Appearance $55,000Economic Assets $50,000Marketing & Promotion $140,000Safe, Clean, and Green $11,000

TOTAL $380,000

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VII. NID Act of 2000 Section 5 (c) Requirements

1. Map Indicating the Boundaries by Street of the BID for 2016-2020

This map demonstrates the exact boundaries of the BID. Properties with commercial and industrial uses within theseboundaries are considered to be benefited properties and will share the costs of the program by paying an annualassessment fee. These are properties classified by Chester County Assessment Office Land Use Codes as"Commercial" (C-10 through C-96), "Industrial" (M-10 through M-30), "Vacant Commercial" (V-11), "Dwelling withCommercial Use" (R-60 and R-61) and “Apt. Complexes (20 or more units)” with a mix of commercial and apartmentuse (R-90). Properties excluded from assessment are tax-exempt, purely residential, or utility properties. These areproperties classified by Chester County Assessment Office Land Use Codes as "Tax-Exempt" (E-10 through E-90),purely "Residential" (R-10 through R-95, except R-60, R-61 and R-90), Vacant Residential" (V-10) and "Public Utility"(U-03, U-04).

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2. Report from the Municipality

2. i. Name of the proposed district. The name of the proposed district is the West Chester BusinessImprovement District.

2. ii. Description of Service Areas. The service areas of the proposed district are shown on the Map found inSection VII(1).

2. iii. List of properties to be assessed. The list of all properties to be assessed may be found in Appendix C.

2. iv. List of proposed improvements and cost. The proposed improvements in the NID are listed in Section Vand the estimated costs are in Section VI.

2. v. Budget for FY 2016. The proposed budget for the first fiscal year is in Section VI.

2. vi. Revenue Sources. The proposed revenue sources for financing proposed improvements, programs andservices are in Section VI.

2. vii. Time for implementation of improvements. The majority of improvements are ongoing programs. Capitalprojects in the budget will be implemented over the five year period of the Plan.

2. viii. Identification of the Administrative Body. See Section III.

2. ix. Statutory authority. See Section III.

2. x. Method of determining the amount of the assessment. See Section III.

3. Additional Requirements

3. i. Duties and responsibilities of the NIDMA and the Municipal Corporation. See Section III.

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3. ii. Written agreement of duties signed by both parties. See Section III and Appendix D.

3. iii. Participation by tax-exempt properties. See Section III.

3. iv. Municipal Corporation agreement to maintain services. See Section III and Appendix D.

3. v. Sunset provision for renewal. This plan will be in effect for a period of five (5) years starting January 1,2016. After expiration of this plan on December 31, 2020, continuation of services and of property assessmentswill require a new approved plan.

3. vi. Collection of fees. The collection of all property assessment fees levied within the BID is the responsibilityof the BID.

3. vii. Vote of assessed property owners. This section of the Neighborhood Improvement District Act providesthat a negative vote of at least 40% of the property owners within the BID proposed in the plan is required todefeat the establishment of the proposed NID by filing objections with the clerk for the governing body of themunicipality within 45 days of presentation of the final plan where the governing body of the municipality isinclined to establish the NID. Any objections to the plan and the reestablishment of the West Chester BIDmust be filed in writing by benefited property owners with the Borough Manager, c/o West Chester Borough,401 East Gay Street, West Chester, PA 19380 within 45 days of the presentation of the final plan.

NOTE: Section 5 (b) of the NID, pertaining to procedures for establishment of the NID, states, "Any objectionsby property owners within the proposed NID must be made in writing by persons representing the ownership of40%, in numbers, of the benefitted properties within the NID.” [Clarifying that 40% pertains to number ofproperties, not number of owners].

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VIII. Appendices

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Appendix A1 – Description of Strategic Planning Process Used: Background Documents

2000-2014

West Chester BID Five Year Plan 2011 -2015: http://www.downtownwestchester.com/view_program.php?id=178

BID 2014 Annual Report: http://www.downtownwestchester.com/view_program.php?id=432

Mayor’s Community Conversations:

2011-1: http://www.downtownwestchester.com/pdfs/MayorsCommunityConversation1-2011.pdf




Borough of West Chester Urban Center Revitalization Plan (2002): http://www.west-chester.com/DocumentCenter/View/179

West Chester Historic Preservation Plan (2011): http://www.west-chester.com/DocumentCenter/View/184

Enhancing Retail in Downtown West Chester (PA): http://philadelphia.uli.org/wp-content/uploads/sites/42/2012/06/TAP-West-Chester-Final-Report.pdf

WCU Borough Parking Study (2013): http://www.downtownwestchester.com/pdfs/ParkingStudyWCU.pdf

2015

Major Activities of the BID: http://www.downtownwestchester.com/view_program.php?id=420

BID Business and Property Owner Survey:

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Past Performance- http://www.downtownwestchester.com/pdfs/BIDSurveyOfPastPerformance.pdf

Next Five Years- http://www.downtownwestchester.com/pdfs/BIDSurveySummaryGoalsforNextFive.pdf

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Appendix B1 - Strategic Analysis Data -- External Opportunities and Threats

Opportunity or Threat?

1. Demographic Trends in the Borough Low average age in the Borough vs US (32.5 vs. 38.7) Opportunity Not as racially diverse as US (80% white vs 71%) --- Household income below national average ($61 vs. $74) Threat Great diversity in incomes (25% of HH < $30) Threat Highly educated- 31% have Bachelor’s degree vs 18% in US Opportunity New residential development coming on-line (400+ units) Opportunity

2. Trends in the Brandywine Valley Other towns have stronger regional marketing Threat

3. Anchor Institutionsa. West Chester University Growth is expected in on-line and off main campus WCU has improved its reputation and is attracting better, wealthier students Opportunityb. Chester County Government No major changes expected in next five yearsc. Chester County Hospital Now part of Penn Medicine- hospital business up 5%; ER up 8% Opportunity

4. Economic Outlooka. Economy overall US as a whole expected to grow at 1.23% annually over next five yearsb. Borough Government Finances Strong position: +garages, +sewer, +$800K Pfizer, stormwater fee TBD Opportunityc. Borough Economy $460MM economy expected to grow slower than US as a whole Threat Biggest expenditure is food at home ($48MM) and HH spend is 123% of US ave. Opportunity 2nd largest opportunity gap is groceries $28MM (largest is Motor Vehicle & Parts) Opportunity Largest surplus is food service and drinking places ($19MM)

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5. Developments in Comprehensive Plan Revisions still in development—BID plan may affect Comp Plan

6. Stakeholdersa. BID Business and Property Owners (Survey Results) Positive view of the BID but believe communication could be better Opportunity Best thing BID has accomplished: events that enliven downtown Opportunity

Most needed: Accessibility (signage, transportation, parking, etc.) andsustainable mix of uses in TC. Threat

Most concern expressed about: mix of uses in TC. Desire for diversity to includeserving residents needs, culture & entertainment, fewer bars and restaurants,less of a party atmosphere.

Threat

More clustered retail environment desirable Threatb. Borough Government Limited representation of the BID business community on Borough council.

Authority and functioning of BID not well understood by council and no processcurrently to educate.

c. Residents (Mayor’s Community Conversations)What’s good: pedestrian environment, historic, lively downtown/bus district,diversity, farmer’s market, downtown events, art scene, schools, trees andparks, community spirit.

Opportunity

What’s needed: accessibility (transport, parking, etc.), historic preservation,quality of life issues, better communication between Borough & residents, morecommunity engagement, innovative urban planning, better relations with WCU.

d. Students Demographic may not be captured in current marketing. Threat WCU attracting higher quality students. Opportunitye. Visitors Growth in visitors dependent on regional marketing reach. Other communities

are strong competitors for tourist dollars.Threat

f. Those who work in the Borough Pfizer/Wyeth property redevelopment may offer increased employment Opportunity

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opportunities. Work force is important for retail business. Opportunity

7. Real Estatea. Market Market is very hot—properties sell in days. Opportunityb. Assessment Without reassessment or change in rate (2.75%), no significant gain in BID

revenue expected other than from hotel(s) and first block development (notexpected to be realized until close to 2020).

Threat

c. Occupancy in the BIDVacant properties were in top 4 concerns of survey respondents Threat

d. Major infill and redevelopment opportunities/projects Mosteller, Rite Aid, Armory, Post Office, F&M, Melton Center, Pfizer Opportunity

8. Commonwealth of PADesignations which BID has received are likely to be capped so BID’s fundingadvantage would be secure Opportunity

Strong position and reputation for securing grant funding1 Opportunity

9. Societal trendsWest Chester as intentional community- people choose to live here based on sharedvalues: walkability, scale, history. Opportunity

Gen Y: awareness of social and environmental issues, cosmopolitan, desire fordiversity, commitment to community, urbanists. Opportunity

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Appendix B2 - Strategic Analysis Data – BID Internal Strengths and Weaknesses

Strengths of the BID

§ A strong and engaged Board of Directors§ Skill in marketing the business community to the region§ Ability to secure grant funding for projects and programs§ Achievement of national and state accreditations and recognitions§ Largely self-sufficient for funding§ Large pool of volunteers and community service workers§ Continuity and longevity of the staff§ Relationships with the community including the Chamber of Commerce, WCDF, community groups and

community development organizations, departments of local government (Public Works, BLUER, etc.), artsorganizations, and others.

§ Relationships outside the community including PA Downtown Center, DCED, and PAHMC§ A strong Executive Director§ History of successfully executing mission

Weaknesses of the BID

§ Inadequate communication of the BID’s mission, goals, and accomplishments, including achieving funding forprojects in furtherance of the BID’s mission.

§ Weak relationship with West Chester University§ Lack of planning for continuity in succession§ Lack of a collaborative and robust process for recruiting and approving Board members§ Lack of diversity on the Board—Board is not representative of the community served§ Lack of a strong working relationship with Borough Council including regular structured communication§ Lack of contingencies for supplemental/alternative funding sources

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Appendix B3 - Strategic Analysis Data -- Listing of Strategic Issues

In addition to addressing its ongoing commitment to increasing customer traffic and sales, retaining, expanding andrecruiting viable businesses, and advocating for the interests of the downtown to government agencies, the keyissues that the BID must address through the Five Year Plan are:

1. Perceptions of the BID among key stakeholders2. Relations with Borough Council3. Development and perpetuation of the organization: recruitment, succession, continuity4. BID capacity (funding and staffing)5. BID relationship with WCU6. Mix of uses in business district – dominance of food/drink7. Vacant properties8. Balance of preservation and growth9. Accessibility-both physical and economic10. More clean, more green, less alcohol related nuisance11. Regional marketing and reach

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Appendix C – List of All Properties to be Assessed

The following is the list of properties to be assessed. This list is subject to change over the five year period based onchanges in land use classification by Chester County Assessment Office. The list reflects properties as of August 3,2015.

Source: Chester County Board of Assessment Tax Billing File (AP900) as of March 31, 2015ChescoPIN Current Assessment by Real Estate Sales April 1-July 31, 2015.

Parcel ID Address Owner of Record

0105 02490000 211 N WALNUT ST VAN GROFSKI LP0105 02500000 101 E CHESTNUT ST VANGROFSKI THOMAS & JACQUELINE0105 02520000 107 E CHESTNUT ST VAN GROFSKI LP0105 03520000 121 N WALNUT ST BYRNES 121 N WALNUT LLC0105 03530000 121 N WALNUT ST WEST CHESTER BOROUGH0105 03620000 145 E GAY ST TOLENTINO ROBERT & ASUNCION0105 03670000 135 E GAY ST 135 EAST GAY STREET LLC0105 03680000 133 E GAY ST 133 EAST GAY STREET LP0105 03690000 129-31 E GAY ST GAY STREET DEVELOPMENT CO LLC0105 03700000 127 E GAY ST GAY STREET DEVELOPMENT CO LLC0105 03700100 123 E GAY ST WC MARKET STREET DEVELOPMENT CO LLC0105 03710000 123 E GAY ST WC MARKET STREET DEVELOPMENT CO LLC0105 03720000 121 E GAY ST GAY STREET DEVELOPMENT CO LLC0105 03730000 115-19 E GAY ST GAY STREET DEVELOPMENT CO LLC0105 03740000 201 E GAY ST 220 CHESTNUT ASSOCIATES LP0105 03860000 237 E GAY ST 237 EAST GAY STREET PARTNERS LLC0105 04000000 200 E GAY ST HISTORIC WEST CHESTER DEVELOPMENT CO LLC0108 03410000 319 W GAY ST TLC INVESTMENT PROPERTIES LLC0108 04080000 32 N NEW ST HICKS WILLIAM I0108 04090000 28 N NEW ST HICKS WILLIAM I0108 04110000 24 N NEW ST NANNI TIMOTHY A0108 04190000 301 W MARKET ST 301 WEST MARKET STREET LP0108 04200000 317 W MARKET ST FREE RANGE ASSOCIATES II LP0108 04220000 341 W MARKET ST WC MARKET STREET DEVELOPMENT CO LLC

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2 Amendment to the Preliminary Plan. Change address of property 0108 04350000 from "224 W GAY ST" to "228 W GAY ST."

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Appendix D - Agreement between the West Chester Borough and the West ChesterBusiness Improvement District

THIS AGREEMENT is entered into this ______ day of _______________, 2015, between the WEST CHESTERBOROUGH (the "Borough"), and the WEST CHESTER BUSINESS IMPROVEMENT DISTRICT AUTHORITY, (“WC BIDAUTHORITY") pursuant to the Neighborhood Improvement District Act, 2000, Dec. 20, P.L. 949, No. 130, § 1, 73 P.S.§ 831-840 (the "NID ACT").

WITNESSETH:

WHEREAS, the BOROUGH is a duly authorized municipality pursuant to the Borough Code, 53 P.S. § 45201-45235, and the WC BID Authority is a Municipal Authority created pursuant to the Municipality Authorities Act of 1945,Act of May 2, 1945, P.L. 382, as amended; and

WHEREAS, the Borough and the WC BID Authority are desirous establishing a Neighborhood ImprovementDistrict styled as the "West Chester Business Improvement District" with the existing WC BID Authority acting as theNeighborhood improvement district management association ("NIDMA") as defined by the aforementioned Act; and

WHEREAS, as a condition to establishing a Neighborhood Improvement District, the NID Act requires that theBorough and the NIDMA enter into an agreement identifying the Borough's and the NIDMA's responsibilities and dutieswith respect to the NID; and

WHEREAS, the parties hereto are desirous of entering into the required Agreement for the purposes ofreestablishing the West Chester Business Improvement District.

NOW, THEREFORE, the parties hereto, intending to be legally bound hereby, covenant and agree as follows:

1. Designations. The Borough shall be designated as the creating municipality for the NeighborhoodImprovement District with all the powers and responsibilities of such a municipal corporation with respectto the Neighborhood Improvement District as set forth and provided by the NID Act. The WC BID Authorityshall be designated the NIDMA for the West Chester Business Improvement District with all the powers andresponsibilities of a NIDMA as set forth and provided by the NID Act.

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2. Cooperation. The Borough and the WC BID Authority will cooperate in establishing the NeighborhoodImprovement District final plan; and, provided that said plan is duly adopted and designated through theprovisions of the NID Act, the Borough and the WC BID may, from time to time, cooperate in implementingcertain projects, programs and/or services pursuant to the final plan.

3. Specific Responsibilities of the Borough: The Borough will maintain the same level of municipal programsand services provided within the West Chester Business Improvement District as after the West ChesterImprovement District designation. The Borough will maintain at least one Borough council member on theWC BID Authority Board at any one time during the operation and existence of the West Chester BusinessImprovement District.

4. Specific Responsibilities of the WC BID Authority: The WC BID Authority will be responsible for governingthe West Chester Business Improvement District, through its Board, and implementing the final plan of theWest Chester Business Improvement District as duly adopted pursuant to the Act. The WC BID Authoritywill act in accordance with WC BID Authority's Amended and Restated Articles of Incorporation attachedhereto as Exhibit "A" and made a part hereof. Additionally, the WC BID Authority will operate in accordancewith the WC BID Authority Bylaws attached hereto as Exhibit "B" and made a part hereof.

5. Integration/Severance. This document, including all attachments and all other documents that have beenincorporated by reference, contain all the terms, provisions, and conditions of the Agreement. All provisionshereof are intended by the parties to be whole and entire, and no provision, nor any part hereof, isintended to be severable.

6. Parties to Agreement and Governing Law. This Agreement shall extend to and bind the parties hereto, andtheir respective heirs, executors, administrators, successors, and assigns. The validity and effect of thisagreement shall be determined by reference to the law of the Commonwealth of Pennsylvania.

7. Termination. This Agreement shall terminate on December 31, 2020 unless agreed to otherwise by theparties hereto.

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IN WITNESS WHEREOF, the parties hereto have set their hand and seals the day and year first above written.

THE WEST CHESTER BUSINESSIMPROVEMENT DISTRICTAUTHORITY

THE BOROUGH OF WEST CHESTER,CHESTER COUNTY, PENNSYLVANIA

BY: _____________________________ Holly Brown Chair

BY: _____________________________ Jordan C. Norley Council President

ATTEST:_________________________ ATTEST:_________________________

WEST CHESTER BUSINESS IMPROVEMENT DISTRICT FIVE YEAR … · 2015. 11. 17. · WEST CHESTER BUSINESS...

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