Pisgah of West Chester

A PLAN FOR
PISGAH OF WEST CHESTER
West Chester Township

____________, 2010
ACKNOWLEDGEMENT
The West Chester Township Trustees would like to acknowledge the West
Chester 42 Citizens for their efforts in creating A Plan for Pisgah of West
Chester. We thank you for helping us reach a consensus to complete this plan
to ensure Pisgah of West Chester remains a West Chester District where
families grow and businesses prosper.
West Chester Township Trustees

_________, 2010
A Plan for Pisgah of West Chester Page 2

Contents
INTRODUCTION .................................................................................................................................................................. 4
PLAN MISSION ...................................................................................................................................................................... 4
PLAN CRITERIA..................................................................................................................................................................... 5
PROJECT PRIORITIES ............................................................................................................................................................. 5
BACKGROUND OF PISGAH .............................................................................................................................................. 6
THE NAME ............................................................................................................................................................................ 6
THE LOCATION ..................................................................................................................................................................... 6
ORGANIZATIONAL HISTORY AND PLANNING ........................................................................................................................ 6
Pisgah Improvement Association..................................................................................................................................... 6
West Chester Chamber Alliance ...................................................................................................................................... 6
West Chester 42 Citizens ................................................................................................................................................. 7
Transition of the Corridor ............................................................................................................................................... 7
Related Township Plans .................................................................................................................................................. 8
PLAN CRITERIA DETAIL .................................................................................................................................................. 9
CRITERIA 1: IMPROVE APPEARANCE OF THE PISGAH OF WEST CHESTER CORRIDOR ............................................................ 9
CRITERIA 2: PRESERVE AND PROTECT THE PROPERTY VALUES OF BUSINESSES AND HOMES ............................................... 9
CRITERIA 3: GIVE THE PISGAH OF WEST CHESTER CORRIDOR A UNIFIED IDENTITY .......................................................... 10
CRITERIA 4: CREATE A STRONG SENSE OF COMMUNITY..................................................................................................... 11
CRITERIA 5: DEVELOP MULTI-MODAL CONNECTIVITY ....................................................................................................... 13
CRITERIA 6: PROMOTE AND STIMULATE THE PISGAH OF WEST CHESTER CORRIDOR ......................................................... 14
PROJECT DETAIL ............................................................................................................................................................. 15
PROJECT NUMBER 1: UTILITY RELOCATION PROGRAM ...................................................................................................... 15
PROJECT NUMBER 2: SAFETY LIGHTING ............................................................................................................................. 16
PROJECT NUMBER 3: CONNECTIONS ................................................................................................................................... 17
PROJECT NUMBER 4: SIGN ABATEMENT PROGRAM ............................................................................................................ 18
PROJECT NUMBER 5: GATEWAY SIGNAGE .......................................................................................................................... 18
PROJECT NUMBER 6: FAÇADE IMPROVEMENT PROGRAM ................................................................................................... 19
PROJECT NUMBER 7: PROMOTE PISGAH OF WEST CHESTER…THE NEW IMAGE ................................................................. 20
PROJECT NUMBER 8: PROMOTE BUSINESSES ...................................................................................................................... 20
PROJECT NUMBER 9: UNIFIED MAILBOX PROGRAM ........................................................................................................... 21
PROJECT NUMBER 10: TREE PLANTING PROGRAM ............................................................................................................. 22
PROJECT NUMBER 11: FLAGS AND BANNERS...................................................................................................................... 23
PROJECT NUMBER 12: CENTRAL GATHERING PLACE.......................................................................................................... 23
PROJECT NUMBER 13: PARKS AND PLAYGROUNDS ............................................................................................................. 24
CONCLUSION ..................................................................................................................................................................... 25
SOURCES ............................................................................................................................................................................. 25

INTRODUCTION
Plan Mission
The mission of this plan is to set forth goals and strategies to unify and revitalize the portion of the US
Route 42 corridor that is located in West Chester, which is known as Pisgah of West Chester.
This plan prohibits the use of funding sources that place a burden on current property owners by
passing costs onto parcel owners, or uses aggressive strategies such as blight studies/designations and
or eminent domain to obtain property for redevelopment or revitalization. Instead, this plan establishes
a set of recommended standards that focus on improving the appearance, connectivity, vitality and
quality of life of the Pisgah of West Chester corridor by preserving rather than redeveloping the
existing corridor.
All current and future property and business owners of this corridor are encouraged to maintain their
investments to the recommended standards in this plan and make improvements when economically
feasible.
This plan will also serve as a guide for future planning, zoning and development pursuits. “Authorizing
legislation should explicitly prohibit the use of eminent domain as well—. to give legal effect to the
restraints in the plan” as stated in his review of A Plan for Pisgah of West Chester by Scott Bullock,
Senior Attorney, Institute for Justice to the West Chester 42 Citizens (“WC42C”) on 1/11/2010. This
should be accomplished concurrently or within one year of the adoption of A Plan for Pisgah of West
Chester.
In an era of tight budget constraints, good planning is essential to ensure efficient use of limited funds
when available. This plan will ensure that the money is spent on improvements that are consistent with
the property owners’ goals and in an organized manner. The implementation of this plan and
expenditures should include collaboration between WC42C, property owners, township officials and
other related agencies to ensure maximum support.
Also, “Township Administrator will publish a State of the Vision progress report that details the steps
taken toward goal achievement and includes measurements of effectiveness. Deadline is 3-31 each
year.” as outlined on page 17 in the document, A Vision for West Chester in 2025 which was adopted
by the West Chester Trustees on 3/28/2006.
Finally, “Township Administrator, through the responsibility of standing committee, will communicate
a progress report to the residents of West Chester by 4/30 of each year,” as outlined on page 17 in the
document, A Vision For West Chester in 2025 which was adopted by the West Chester Trustees on
3/28/2006. Township Administrator and staff will detail Route 42 progress report to the residents of
West Chester.

Plan Criteria
In order to be consistent with state and federal application procedures, this plan has developed a set of
criteria based on existing public standards and property owner input. These standards have been used
successfully by local governments such as Anaheim, California dedicated to eminent domain free
revitalization. Source: http://www.castlecoalition.org/pdf/publications/Perspectives-Pringle.pdf Plan
criteria details are discussed later in this plan.
These Criteria are:

1. Improve Appearance of the Pisgah of West Chester Corridor
2. Preserve and Protect the Property Values of Businesses and Homes
3. Give the Pisgah of West Chester Corridor a Unified Identity
4. Create a Strong Sense of Community
5. Develop Multi-modal Connectivity
6. Promote and Stimulate the Pisgah of West Chester Corridor
Project Priorities
The top project priorities were established by WC42C, at the request of township staff, with the overall
plan criteria in mind and identified as the most effective use of township revenue and means of
achieving the stated mission and criteria. These priorities are a project list for the township based on
established plan criteria that are discussed in greater detail later in this plan.
These top project priorities should be reviewed annually and updated as necessary as a joint effort
between the township, WC42C and property owners as some priorities will be achieved and others
may need to be amended and/or replaced with higher priorities. As is the case for any long range plan
criteria, the plan in its entirety will be reviewed every three to five years as a joint effort between the
township, WC42C and the property owners.
The top project priorities are as follows:

1. Implement the Utility Relocation Program
2. Install Safety Lighting
3. Build Multi-modal Connections
4. Implement the Sign Abatement Program
5. Install Co- branded Gateway Signage
6. Establish a Façade Improvement Grant to Loan Program
7. Promote Pisgah of West Chester…the New Image
8. Develop Business Promotions
9. Install the Unified Mailbox Program
10. Plant Trees along the Corridor
11. Implement a Flag and Banner Program
12. Maintain a Central Gathering Place
13. Develop Parks and Playgrounds

BACKGROUND OF PISGAH
The Name
In Hebrew, Pisgah is a “high place” like the top of a mountain. Pisgah, a neighborhood of West
Chester, Ohio, is named after a mountain east of the Dead Sea in West Jordan, also referred to as
Mount Nebo. In Deuteronomy 3:27, Moses was able to view the Promised Land from this summit
before his death. The view includes the Jordan River, Jericho and Jerusalem in the Holy Land.
Early American immigrants often identified themselves with their Biblical counterparts- seeking a
promised land in their new county. As a result, many summits in North America were given the
Biblical/Hebrew name Mount Pisgah.
It is said that local residents chose the name Pisgah because of their strong abolitionist views and
involvement with the Underground Railroad. They identified with Moses who had led his people out
of slavery. The Promised Land lay beyond Pisgah for both Israelites and Americans fleeing slavery.
The elevation of Pisgah of West Chester is 971 feet above sea level.
The Location
Pisgah of West Chester is a 3.3 mile stretch of US Route 42 that adjoins Mason to the north at Butler-
Warren Road and Sharonville to the south at Fields-Ertel Road. This route served as Ohio’s primary
north and south connector before the interstates were developed. Pisgah of West Chester is less than
3,000 feet north of Interstate 275, and also offers easy access to Interstates 75 and 71. This corridor
currently includes a mix of commercial and residential development and is highly traveled.
Organizational History and Planning
Pisgah Improvement Association

The Pisgah Improvement Association (PIA) began in 1953 or 54. Monthly meetings were held in the
Seven Chimneys basement or party barn to improve the area and get more services for Pisgah. Some of
the accomplishments of the PIA include bringing utilities such as water, gas, and Cincinnati phone
service to Pisgah. Another important accomplishment of the PIA is the Pisgah Youth Organization
(“PYO”). The PIA eventually became the Pisgah Businessman’s Association. Source: National
Register of Historic Places 03001100
West Chester Chamber Alliance

With the expansion of the business community in the 1970s there became a need to talk about what
was happening and to share ideas. The Pisgah Businessman's Association was formed approximately
40 years ago to answer that need. The Union Township Chamber of Commerce was founded in 1976
with 12 members from the Pisgah Businessman’s Association, and the meetings were conducted at the
Beckett Ridge Golf and Country Club. Boasting a base of 20 members in the 1970s, the Chamber
grew to over 100 members in the next decade. In 1996, the Chamber became the Southeast Butler
County Chamber of Commerce, and in 2004 the Chamber changed its name to the West Chester
Chamber Alliance to reflect a growing membership from Liberty Township. The West Chester
Chamber Alliance today is a thriving organization and although no longer located in Pisgah of West
Chester, the Chamber headquarters is located just north of the district off Cox Road. Source:
https://www.westchesterchamberalliance.com/index.php?page=ChamberHistory
All of these organizations can credit their humble beginnings to the Pisgah Improvement Association.
West Chester 42 Citizens
WC42C is a private association formed in 2002 to provide a forum for
property owners. Since 2002, members of WC42C have been researching
possibilities for improving the corridor without the use of eminent domain.
Concurrently, ODOT completed its Safety Study in 2003, leading to the
engineering of major road improvements for U.S. Route 42, with
construction scheduled to begin in early 2011. Planned improvements
include the addition of a center turn lane along the entire length of the road
through Pisgah of West Chester. WC42C has also explored local, regional,
and national options such as Development Without Eminent Domain, to
become better informed on how to achieve its mission and vision.
Through a series of meetings and brain storming sessions, WC42C

developed a document called the “Experience Pisgah Vision Plan,” which
became the basis for this plan. Since then, WC42C has collaborated with township staff, township
trustees; property and business owners to refine its original document; discuss many new ideas and
serve as the engine driving the creation of this plan.
Transition of the Corridor
In addition to businesses, the Pisgah of West Chester corridor contains many residential and
undeveloped properties throughout. Care must be taken to control re-zoning of parcels beyond what
the area can support.
The U.S. Route 42 corridor has a unique business district. Recent construction in the corridor signals
that people recognize it as an important business and social district and want to invest here. In a time
where the survival of “mom and pop” enterprises is a great challenge, Pisgah of West Chester serves as
an oasis for many, an incubator of sorts. Low rents draw a diverse and interesting mix of merchants.
With 20,000 vehicles passing through the corridor on a daily basis, many family and small businesses
are not only surviving, but thriving. A Plan for Pisgah of West Chester was created to preserve and
grow this unique oasis.
The corridor contains a variety of interesting and nationally significant examples of historic
architecture, such as Seven Chimneys and the Ell Farm. A Plan for Pisgah of West Chester does not
compel specific architectural requirements, but rather seeks to develop voluntary guidelines and inspire
building owners to discover and enhance their existing structures. For example, the National Park
Service, US Department of the Interior publication, #44 Preservation Brief-The Use of Awning on
Historic Buildings- Repair, Replacement, & New Design, illustrates how appropriate awnings can
unify the appearance of a community and add attractive architectural detail, without making major
façade improvements. Source: http://www.nps.gov/history/hps/TPS/briefs/brief44.htm

Related Township Plans
In 1994, the township adopted 2012 Vision and Implementation Strategies (“2012 Vision”), which
established a direction for the overall West Chester community. A Plan for Pisgah of West Chester is
consistent with the overall vision and goals expressed in 2012 Vision. WC42C recognizes that the
public amenities mentioned in 2012 Vision are also essential to revitalizing the Pisgah of West Chester
corridor. In 2006, the township completed A Vision for West Chester in 2025, which was an update to
2012. Again, A Plan for Pisgah of West Chester is consistent with the overall vision and goals
expressed in A Vision for West Chester in 2025.
In 2004, West Chester revised the West Chester Township Comprehensive Land Use Plan (“Land Use
Plan”). A Plan for Pisgah of West Chester strongly supports two particular concepts presented in the
Land Use Plan and focuses on them as a foundation. The first concept is to utilize neighborhood
“pods” as a way to ease traffic and encourage hometown commerce, and the second is to discourage
“commercial creep.”
As the township reaches build out and critical mass, maintaining a commercial-residential mix is
important to ensure a sustainable community. This plan recognizes the importance of encouraging
new commercial developments on existing vacant parcels as well as revitalizing existing, aging
business districts such as the Pisgah of West Chester corridor.

PLAN CRITERIA DETAIL
It is important to keep the “big picture” in mind when working toward the achievement of any goal.
The following criteria were developed by WC42C and represent the vision for the revitalization of
Pisgah of West Chester. Top project priorities, as discussed in this plan, adhere to these plan criteria
and shall be used when establishing future project priorities.
1. Improve Appearance of the Pisgah of West Chester Corridor

2. Preserve and Protect the Property Values of Businesses and Homes
3. Give the Pisgah of West Chester Corridor a Unified Identity
4. Create a Strong Sense of Community
5. Develop Multi-modal Connectivity
6. Promote and Stimulate the Pisgah of West Chester Corridor
Criteria 1: Improve Appearance of the Pisgah of West Chester Corridor

Currently, there is an eclectic mix of new and old buildings; including buildings transitioned from
residential structures into businesses which should be embraced. Positive image and public perception
of any place is important to achieving success and making it a place that people want to visit and
invest. Over the years, the Pisgah of West Chester corridor has been observed as an ageing corridor in
need of improvements. There is much visual clutter along the corridor including old out dated signage,
overhead utilties and unsightly deteriorating mailboxes. Programs should be developed to encourge
and support improvements on a voluntary basis for existing property owners. With the impending
improvements to US Route 42 and the priorities the plan recommends, a transformation will begin to
take place and an amazing Pisgah of West Chester corridor will emerge. It will be essential to promote
this new image to the community, change any previously conceived perceptions and nurture new
positive perceptions of the corridor. Source: West Chester University Expert Presentations;
Experience Pisgah Vision Plan
Objectives
Support Individual Property Improvement Programs
Create Township Sponsored Improvement Programs
Criteria 2: Preserve and Protect the Property Values of Businesses and Homes
The property owners along the corridor want to know that their investment is protected.
Source: Experience Pisgah Vision Plan
A Plan for Pisgah of West Chester priorities to ensure that property values are protected include:
Objectives
Promote economic growth by preserving and supporting existing businesses and assets
Develop affordable strategies to enhance the corridor; avoid programs that asses cost to
property owners; prohibiting eminent domain
Control growth; protect against over-development
Keep the small town/neighborhood character and large attractive setbacks
Identify services and businesses missing on the corridor and develop strategies to bring them to
the Pisgah of West Chester Corridor
Enhance safety

Criteria 3: Give the Pisgah of West Chester Corridor a Unified Identity
Identify Corridor a Nostalgic Garden District
Branding the community with a strong image, a name, symbol, or design- supports the overall message
of the community. Nostalgic businesses and beautiful garden centers exist here- transform their
presence into a corridor theme or image. 1957 Chevy’s and beautiful garden centers combine to give
the corridor a garden and nostalgic presence. Source: West Chester University Expert Presentations;
“Pisgah Is” Campaign

In an effort to promote Pisgah’s new brand, property owners are encouraged to improve vitality of
business, and promote local commerce. The corridor promotes itself via a marketing campaign,
“Pisgah Is.”
Objectives
To promote new brand: “Pisgah Is the Nostalgic Garden District of West Chester”
To improve vitality of local businesses: “Pisgah Is Open for Business...and a Whole Lot More”
Co-brand Corridor “Pisgah of West Chester”

Parcel Owners feel strongly that Pisgah should retain its own identity yet be linked to and leverage the
West Chester name. As a result, the “Pisgah of West Chester” co-brand was chosen by WC42C.
Create Signature Community Identifiers to Improve Appearance

It is important to have a district easily identified upon entering and leaving. Signature community
identifiers create a sense of pride in the residents and bring uniformity to the district. Potential
signature identifiers include:
Objectives
Unified awnings
Unified mailbox and safety address- collaborate with West Chester and ODOT to supply green
reflective address sign or develop alternative uniform decorative standards
Community flag/banners- design a flag promoting the brand of the district
Unified landscaping- develop voluntary guidelines for landscaping
Large gateway signage on north and south gateways to the Pisgah of West Chester corridor to
identify the co-branding of “Pisgah of West Chester “at the intersections of U.S. Route 42 and
Butler-Warren and Fields-Ertel Roads.
Entry signage at secondary entry points on the Pisgah of West Chester corridor to identify the
co-branding of “Pisgah of West Chester “at the intersections of U.S. Route 42 and Cox, West
Chester and Dimmick Roads
Masonry features- place masonry features and flowers/plants at key points on the corridor
Unified attractive monument signage for businesses
Unified security lighting

Criteria 4: Create a Strong Sense of Community
Promote Strong Social and Built Community Image
A place with a strong sense of community is a place that people desire to be because of the active
social environment, the convenient and historic built environment and the pride of being a part of
something special. Pisgah of West Chester has the potential of being all of this and more with creative
event programming that would encourage people to involve themselves as a member of the
community. A good mix of activities will not only allow the people within the community to get
involved, but it would also draw people from outside the corridor to support the local businesses.
Source: West Chester University Expert Presentations; Experience Pisgah Vision Plan
A strong sense of community:

Provides opportunities for the people to come together and take pride in their community and
help each other when needed
Enhances the quality of life making it a place families want to raise their children
Allows children to become involved from an early age
Will stimulate the economy
Pisgah residents have expressed interest in having Pisgah as a strong social and built community. A
Plan for Pisgah of West Chester supports this desire of the property owners.
Current community assets include:

Numerous churches and social organizations
Numerous educational and child centered businesses
Pisgah Youth Organization
Diverse businesses which meet needs of area residents
Safe community
Well traveled major U.S highway
Mixed use business and residential
Centrally located
Convenient access to three interstates
Birthplace of West Chester’s economy
Historic sites, e.g. Ell Farm, Seven Chimneys, Indian Mounds
The Social Environment

A Plan for Pisgah of West Chester seeks to create a strong social community:
Objectives
Highlight the assets and history of the community
Promote hometown commerce
Promote current community assets
Publicize area events to increase participation and economic vitality
Organize nostalgic car events- “Drive Ins”
Maintain a low crime rate and excellent emergency response teams
Enhance the health, safety and quality of life for area residents
Annual Beautify & Barbeque (B&B) Weekend to organize and reward volunteer’s
beautification projects
Neighbors helping neighbors with maintenance and beautification tasks
Support child centered arts and edutainment

Work with area organizations to support and publicize their youth programs and events
Work with parents and families to sponsor special child centered programs
Instill in our children and youth a respect for our community and a passion for volunteering
Make Pisgah a place families want to raise their kids
Sidewalk sales events “x” times per year
The Built Environment

A Plan for Pisgah of West Chester seeks to create the following to support a strong built community:
Objectives
Develop and promote a branded identity utilizing “Pisgah of West Chester” as the official name
Have a centralized gathering place
Preserve existing green space, promote more landscaping
Increase connectivity in the corridor to support hometown commerce
Attract new investment to create a thriving community
Enhance the health, safety and quality of life for area residents
Encourage voluntary architectural and façade improvement guidelines appropriate for each
structures architecture
Limit light and noise pollution adjacent to residential areas
Relocate utilities underground
Maintain large attractive setbacks
Place historic markers
Encourage family activities within walking and biking distance of the area
Support recreational opportunities within walking and biking distance of the community
Work with WC42C to acquire and identify parks and playgrounds prioritized by the A Vision
for West Chester in 2025
Create a built environment with an emphasis on the area’s history while continuing to add
additional buildings and business that will enhance the corridor
Create a mix of business and social events that will allow community members to meet other
people of their community
Encourage events that will bring people together within the community to help each other with
maintenance and beautification tasks (Neighbors helping neighbors, etc.)
Work with parents and families to sponsor youth centered activities, arts and family fun that
would teach children a respect for their community and the importance in being involved
Leverage the corridor’s historic image by encouraging nostalgic events, such as car shows, that
will associate Pisgah of West Chester with the past
Publicize events to draw people from the surrounding areas into the community to increase
participation and economic vitality
Maintain a low crime rate and excellent emergency response

Criteria 5: Develop Multi-modal Connectivity
Pathways serve as a great amenity to any community. They promote the health of residents and people
working in the community, while preserving safety. They enhance the high quality of life that attracts
tax-paying businesses and residents to communities; promoting local commerce. Connectivity can
also aide to ease traffic.
Rationale: Multi-modal transportation is the number one improvement need identified by A Vision for
West Chester in 2025: A reliable system of transportation that increases personal options and decreases
reliance on the automobile is the environmentally responsible, socially desirable and indicative of a
progressive community.
Multi modal connections’ benefits:

Improves the accessibility, safety and access management within the corridor.
Improves the health and vitality of residents.
Improve the quality of life within the corridor.
Makes the corridor more accessible and will stimulate the economy for the businesses.
Makes the corridor a destination location.
Fulfills major priorities in A Vision for West Chester in 2025.
Section 2.3 - "We provide a thriving recreational/social infrastructure that includes two libraries, one
community center, two senior centers, 10 acres of developed parkland per 1,000 population, 1 mile of
bike paths per 1,000 population, 1005 wireless access, 0.5 playgrounds per 1,000 population, and four
more amateur sports complexes of The Beckett Park Baseball center quality; by 2020.”
Section 4.3 – “We utilize multi-modal transportation to reduce automobile usage and congestion, and
to facilitate transportation into, out of and around West Chester. A regional multi-modal
transportation plan that defines regional partners, cares or seniors and the disabled, helps businesses
retain and attract workers, and provides connectivity to logistically placed terminals or hubs is
developed; by 2009:”
Objectives
WC42C, property owners and the Township will develop dedicated comprehensive shovel
ready connections projects for the Pisgah of West Chester area based on standards developed in
the OKI Strategic Regional Policy Plan so that corridor planning is consistent with and can take
advantage of government grants and other funding sources. Planning will consider all types,
locations, safety and feasibility, and stakeholder issues when developing the plan
Planning will define shovel ready projects to take advantage of available funding
Planning will be consistent with the A Plan for Pisgah of West Chester
WC42C will have representation on the West Chester Connections Committee to be approved
by West Chester Trustees
Encourage and construct key pedestrian connections within the Pisgah of West Chester area.
Develop connections between parcels.
Developed a continuous connection along the entire length of the Pisgah of West Chester
corridor.
The township and WC42C will work with ODOT and Butler County to build safe crosswalks
with signals at all major intersections, such as Fields-Ertel Road, Dimmick Road, West Chester
Road, Cox Road and Butler-Warren Road.

Pisgah connections will link into larger pedestrian networks and be consistent with area
connections planning, such as West Chester connections planning and other area planning in
Sycamore and Deerfield Township, Mason, Sharonville, Hamilton County Parks District,
M2M, OKI, Sharon Woods Trail, etc.
The township will install connections signage to drive traffic to the Route 42 Business District
as requested by OKI.
Criteria 6: Promote and Stimulate the Pisgah of West Chester Corridor

The township will promote and stimulate the area by considering options that encourage development
while protecting the rights of existing property owners with generous grandfathering rights and without
eminent domain as named in Development Without Eminent Domain. Source:
http://www.castlecoalition.org/pdf/publications/Perspectives-Pringle.pdf; West Chester University
Expert Presentations; Experience Pisgah Vision Plan
Objectives
Develop strategies that will bring new development to the Pisgah of West Chester Corridor
Develop pod development strategies
Prohibit the use of eminent domain and blight studies
Update West Chester Township authorizing legislation to explicitly prohibit the use of eminent
domain and to give legal effect to the restraints in this plan
Protect the rights of existing property owners
Develop generous grandfathering rights
Meet the objectives set in A Vision for West Chester in 2025
Prohibit commercial creep
Prohibit development beyond what the area can bear
Maintaining a commercial-residential mix to ensure a sustainable community

PROJECT DETAIL
1. Implement the Utility Relocation Program
2. Install Safety Lighting
3. Build Multi-modal Connections
4. Implement the Sign Abatement Program
5. Install Co- branded Gateway Signage
6. Establish a Façade Improvement Grant to Loan Program
7. Promote Pisgah of West Chester…the New Image
8. Develop Business Promotions
9. Install the Unified Mailbox Program
10. Plant Trees along the Corridor
11. Implement a Flag and Banner Program
12. Maintain a Central Gathering Place
13. Develop Parks and Playgrounds
Project Number 1: Utility Relocation Program

Implementation Date: Conclusion of ODOT road improvements
Referenced Criteria: Criteria 1: Improve Appearance of the Pisgah of West Chester Corridor, Criteria 2:
Preserve and Protect the Property Values of Businesses and Homes, Criteria 6: Promote and Stimulate the
Pisgah of West Chester Corridor
Documentation: West Chester Township Comprehensive Land Use Plan; Experience Pisgah Vision
Plan; WC42C Poll results
Description: Eliminate above ground utility lines not directly connected to structures.
Currently, there are several utility lines that clutter the landscape along the Pisgah of West Chester
corridor. This clutter draws attention away from the businesses and takes away from the aesthetics of
the community.
Utility lines are a necessity for any type of development, typically located on poles alongside the
roadway, which is no different for Pisgah of West Chester. Over the years more and more utility lines
have been added to both sides of, and across, US Route 42 creating a great deal of visual clutter along
the entire corridor. This clutter can easily draw attention away from the businesses and adversely
affects the aesthetics of the community. If the utilities that currently clutter the landscape can be
cleaned up, the appearance of the corridor will be greatly enhanced, which will help preserve and
protect the property values.
Advantages:
Eliminates the most unsightly aspect of the corridor
Improves the streetscape by moving utility crossovers underground
Improves the appearance of the corridor
Improves the quality of life by improving the aesthetics of the corridor
Will allow other unifying improvements to stand out and become the visual
focus of the corridor
Enhanced aesthetics will encourage businesses to relocate to the corridor

Project Number 2: Safety Lighting
Preserve and Protect the Property Values of Businesses and Homes, Criteria 3: Give the Pisgah of West Chester
Corridor a Unified Identity, Criteria 4: Create a Strong Sense of Community, Criteria 6: Promote and Stimulate
Documentation: West Chester University Expert Presentations; Experience Pisgah Vision Plan
Description: Install or upgrade safety lighting at intersections on US Route 42 as part of ODOT road
improvements to create a unique lighted business district. Establish a volunteer unified and decorative
lighting standard for consistency throughout the corridor. Ensure that lighting will not be a nuisance to
adjacent residential properties.
Creating a safe and secure environment is extremely important to the vitality of

this corridor, businesses, property owners and the general public. Business and
property owners desire a sense of security and comfort that their investment will
be protected. Travelers through Pisgah of West Chester want to feel safe, have
good visibility and be comfortable accessing businesses. Safety lighting can be
achieved in many ways; however, it is recommended that a unified and
decorative standard be developed to maintain consistency throughout the
corridor. The presence of unified lighting can create an ambiance and enhance
the surroundings.
Advantages:
Improves safety and security
Helps drivers locate intersecting streets and signs that are difficult to find at night
Illuminates street signs
Improves the appearance and aesthetics of intersections on the corridor
Creates a unique image and lighted business district
Adds a unifying decorative element
Improves the appearance of the Pisgah of West Chester corridor
Improves quality of life by improving the aesthetics of the corridor
Provides well lit pedestrian connections

Project Number 3: Connections
Implementation Date: Annually
Connection Priorities
1. Sharon Woods Connection
2. Shawnee Connection
3. Crosswalks and crossing signals at major intersections
4. Connection Signage
5. Timberview to Dimmick
Referenced Criteria: Criteria 2: Preserve and Protect the Property Values of Businesses and Homes, Criteria
4: Create a Strong Sense of Community, Criteria 5: Develop Multi-modal Connectivity, Criteria 6: Promote and
Stimulate the Pisgah of West Chester Corridor
Documentation: A Vision for West Chester in 2025;

Experience Pisgah Vision Plan;, Miami 2 Miami Plan;
ODOT Access Management Manual; OKI Strategic
Regional Policy Plan; West Chester Township
Comprehensive Land Use Plan; West Chester Township
Connections
Description: The Township should work with WC42C

and property owners to identify multi-use connections
along the entire corridor including cross walks and
crossing signals at major intersections as prioritized by
A Vision for West Chester in 2025.
Advantages:
Drives neighborhood traffic to the corridor to
improve the economy
Drives commuter bike traffic to the corridor to
improve the economy
Improves the health and vitality of residents
Improves access management by calming traffic
Improves safety and security along the corridor
Justifies crosswalks and crossing signals from
ODOT at major intersections
Fulfills major priority of A Vision for West Chester in 2025
Leverages our location to the Sharon Woods trail which penetrates the barrier created by I-275
for commuters
Is consistent with connections planning with surrounding communities

Project Number 4: Sign Abatement Program
Corridor a Unified Identity, Criteria 4: Create a Strong Sense of Community, Criteria 5: Develop Multi-modal
Connectivity, Criteria 6: Promote and Stimulate the Pisgah of West Chester Corridor
Documentation: West Chester Township Permit Abatement Project; Experience Pisgah Vision Plan
Description: Encourage construction of attractive monument signs by implementing the permit

abatement program for property owners who construct and meet basic design elements as determined
by township staff. Design guidelines should include an affordable all wood option and be open to all
businesses not just those required to move their signs as part of the ODOT road improvements.
Advantages:
Low cost project with high visual impact when done in mass
Eliminates one of the more unsightly aspects of the corridor
Provides a unifying decorative element
Helps small business that could not afford to replace older more worn signs
Improves appearance
Preserves and protects property values by eliminating unsightly outdated signs and detract from
other improvements
Project Number 5: Gateway Signage

Referenced Criteria: Criteria 1: Improve Appearance of the Pisgah of West Chester Corridor, Criteria 3: Give
the Pisgah of West Chester Corridor a Unified Identity, Criteria 4: Create a Strong Sense of Community, Criteria
6: Promote and Stimulate the Pisgah of West Chester Corridor
Description: Install gateway signage that promotes the

new co-branded image Pisgah of West Chester as part of
the 2010 ODOT road improvements at the intersections
of Route 42 and Butler-Warren, Fields Ertle, Dimmick,
and West Chester Roads. Develop a “small-town”
Pisgah of West Chester logo that could be located
throughout the corridor.
It is extremely beneficial to make your presence known

immediately upon entering a particular corridor, marking
your arrival at a special place. Use of signage instantly
reminds people of such arrival and creates name recognition, and a sense of place and identity that can
be promoted and marketed. Strategically placed gateway signs can serve this purpose not only at the
northern and southern ends of the Pisgah of West Chester corridor, but also at key east-west

intersections, as people will enter from all directions. It is important for Pisgah of West Chester to have
its own marketable identity while leveraging the established West Chester brand. In order to ensure
Pisgah of West Chester is not lost in or over powered by the West Chester brand, it is necessary to
create a Pisgah of West Chester co-branded logo.
Advantages:
Improves appearance
Identifies Pisgah as a part of West Chester
Leverages the West Chester brand
Identifies Pisgah of West Chester as a unique district
Promotes the new image and identity of Pisgah of West Chester
Generates name recognition for the corridor
Creates a strong sense of community and pride
Unifies the corridor as a whole instead of a group of individual identities
Project Number 6: Façade Improvement Program

Documentation: West Chester Township Comprehensive Land Use Plan; West Chester University
Expert Presentations; Experience Pisgah Vision Plan
Description: According to the township’s West Chester University Expert Presentations, the township
should develop a Façade Improvement Loan to Grant Program for local parcel owners. This would
provide low interest loans to parcel owners for façade and other improvements. If the parcel owner
stays for a specified period of time and makes a long term
commitment to the area, the loan coverts to a grant and
does not need to be repaid.
Advantages:
Improves the streetscape
Improves the appearance of the corridor
Improves the quality of life by improving the
aesthetics of the corridor
Unifies the appearance of the corridor
Encourages business retention
Creates a unique unified district
Creates a unique sense of place and community
Helps small businesses that could not afford façade improvements
Preserves and protects property values by improving unsightly outdated store fronts
Encourages businesses to relocated to the Pisgah of West Chester corridor

Project Number 7: Promote Pisgah of West Chester…the New Image
Documentation: West Chester University Expert Presentation, Experience Pisgah Vision Plan
Description: For many years, the township and trustees have been very vocal in the media that Pisgah
needs improvement. However, the results of these discussions have left people with a negative image
of Pisgah. Upon the completion of the ODOT road improvement program, the township should host a
grand re-opening festival of the corridor to promote the new “Pisgah of West Chester” brand and
focus on what “Pisgah Is”. This should be the 1st Annual Pisgah of West Chester event. The purpose is
to unveil the new image and co-branding of Pisgah of West Chester. Any unifying, promotional, or
improvement programs of the Pisgah of West Chester Plan should be completed and unveiled at this
time. Projects such as co-branded gateway signage, unified mailboxes, flags and banners should all be
targeted and completed for the grand re-opening celebration. The township and trustees should
promote the new Pisgah of West Chester image as a positive and unique place with ties to the past and
a promising future; focus on what “Pisgah Is”; unify all the business owners and residents in support of
this new image; encourage regularly scheduled events and functions and use those opportunities to
promote the new image.
Advantages:
Promotes the new image for Pisgah of West Chester
Publicizes Pisgah of West Chester
Identifies Pisgah of West Chester strengths
Encourages businesses to stay in the area
Attracts new businesses to invest in Pisgah of West Chester
Provides encouragement for property owners in the corridor
Builds a sense of pride and community
Stimulates the economy
Project Number 8: Promote Businesses

Implementation Date: Ongoing beginning in 2010
Referenced Criteria: Criteria 2: Preserve and Protect the Property Values of Businesses and Homes, Criteria
4: Create a Strong Sense of Community, Criteria 6: Promote and Stimulate the Pisgah of West Chester Corridor
Documentation: A Vision for West Chester in 2025
Description: Township business retention and acquisition staff should host meetings with WC42C on
the corridor to promote existing and new businesses
Establish a township wide and regional business presence
Promote and encourage consumers to support Pisgah of West Chester businesses
Retain existing businesses that are key to providing essential goods and services
Identify and attract new businesses that are lacking from the corridor

Create opportunities for networking, such as encouraging participation in WC42C and the West
Chester Chamber Alliance
Township should partner with property owners on the corridor to assist and educate in
Best practices
Tax benefits
Abatement programs
Business incentives
Research and Development
Publicity
Leverage expanse marketing and advertising
Funding options
Successful places are often attributed to the success of the businesses in the area. Therefore,
promoting the merchants in Pisgah of West Chester is pivotal to the success here. Establishing a
township wide and regional business presence would be invaluable, in particular if consumers begin to
look at the corridor as a viable option for shopping and dining. Businesses that provide essential goods
and services should be identified and retained, and additional businesses should be recruited to the
corridor that provides products and services currently lacking. Pisgah of West Chester will only be as
successful as the businesses in the corridor.
Advantages:
Introduces West Chester Township support staff to property owners
Creates opportunities for networking
Promotes and markets “Pisgah of West Chester”
Builds a strong business community to serve as a foundation for the corridor
Encourages businesses to stay in the area
Attracts new businesses to the area
Encourages business owners to share ideas and information
Stimulates the economy
Protects property values
Promotes business to business networking
Project Number 9: Unified Mailbox Program

Description: Provide and have ODOT install new decorative mailboxes that promotes the Pisgah of
West Chester co-brand with reflective safety numbers in mass as part of the ODOT road
improvements.
Because U.S. Route 42 right of way is controlled by ODOT, few unifying or decorative elements such
as large attractive boulevard signs or large gateway signage used elsewhere in the township are

permitted. However mailboxes are one of the few structures that are permitted in the road right of way
by ODOT. We now have a rare, onetime opportunity to have ODOT install new decorative mailboxes
as part of the U.S. Route 42 road improvement project. As part of these road improvements, ODOT
has the responsibility to replace the poles of all mailboxes and provide the installation at no charge to
the township or property owners. All that is required to leverage this opportunity into a unifying
decorative element is to provide ODOT with the decorative mailboxes.
Advantages:
Eliminates one of the more unsightly aspects of the corridor
One of the few decorative elements allowed in the ODOT road right of way
Reflective address numbers aid first responders
ODOT is already providing new posts and hardware and labor to install
Creates a strong sense of community
Promotes the new Pisgah of West Chester Image and Co-brand
Creates a unique unified district and identity
Property owners would be able to opt out of the program
Project Number 10: Tree Planting Program

Description: Work with local corridor nurseries, WC42C and property owners to select a flowering
tree and shrub standard along the corridor to become the signature of the corridor’s garden district. The
plantings should be carried out by the township and be consistent with ODOT and utility company
regulations. Participation by property owners should be voluntary.
Advantages:
Provides a unifying decorative element and Improves appearance
Identifies Pisgah of West Chester as a unique garden district
Creates a strong sense of community and pride
Unifies the corridor as a whole instead of a group of individual identities
Represents the physical embodiment of the garden district concept

Project Number 11: Flags and Banners
Description: Install Pisgah of West Chester banners and flags to promote the Pisgah of West Chester
co-brand.
Advantages:
Improves appearance
Identifies Pisgah as a part of West Chester
Leverages the West Chester brand
Identifies Pisgah of West Chester as a unique district
Creates a strong sense of community
Project Number 12: Central Gathering Place

Implementation Date: 2010
Referenced Criteria: Criteria 3: Give the Pisgah of West Chester Corridor a Unified Identity, Criteria 4:
Create a Strong Sense of Community, Criteria 5: Develop Multi-modal Connectivity, Criteria 6: Promote and
Stimulate the Pisgah of West Chester Corridor
Documentation: A Vision for West Chester in 2025; West Chester University Expert Presentations;
Description: According to the township’s West Chester University

Expert Presentations, having a central gathering place is important to
revitalizing the Pisgah area by creating a unique district. As such, the
township should maintain part of the existing rented space as a
central gathering place and also to house smaller community groups
that would not be appropriate when the larger library building is
repurposed. Doing so would ensure that some social services would
stay in Pisgah as a vital draw to the community and fill the void
created when Partner’s in Prime relocates. A significant portion of
our tax dollars has supported the facility for Partner’s in Prime and
these tax dollars should stay in and continue to support the Pisgah of
West Chester business district. WC42C would not need to be the
primary occupant of the rented facility.
Having a central gathering place builds a strong sense of community, providing business owners,
residents and organizations a place to go and build relationships within their community. A unique
public space in Pisgah of West Chester would create a focal point for the corridor and provide the
district an opportunity to display its identity and historic pride.

Advantages:
Continues the township’s current financial support in Pisgah of West Chester
Unifies the district by creating a unique sense of place and community
Provides space for smaller West Chester Township groups
Maintains social services in Pisgah of West Chester as a vital draw
Helps stimulate the Pisgah of West Chester economy by bringing people to the corridor for
events.
Drives regional traffic to the corridor to improve the economy
Improves quality of life
Provides a gathering space for community events
Provides a place to promote hometown commerce
Provides a place to highlight community history and assets
Provides a gathering space for social organizations within the corridor
Creates a unique public space centrally located in the corridor
Creates a place that identifies the community
Builds a strong sense of community
Promotes strong social image
Project Number 13: Parks and Playgrounds

Implementation Date: December 2010
Referenced Criteria: Criteria 4: Create a Strong Sense of Community, Criteria 5: Develop Multi-modal
Connectivity, Criteria 6: Promote and Stimulate the Pisgah of West Chester Corridor
Documentation: A Vision for West Chester in 2025; West Chester University Expert Presentations,
Description: The Township forms a task force to work with WC42C to identify and acquire parks and
playgrounds in Pisgah of West Chester as prioritized in A Vision for West Chester in 2025. Create a
primary park and playground within the corridor that is easily accessible to local residents. Ensure safe
access for pedestrians. Provide ample parking. Ensure a secure environment so people feel safe using
the area. Provide unique activities to draw people from outside the corridor.
A primary park and playground within the Pisgah of West Chester corridor will provide a tremendous
asset to the community. Parks and playgrounds generally provide a place for local residents to gather
with their families and friends, building a strong sense of community. Providing such a key amenity
demonstrates that Pisgah of West Chester is a family friendly place, a place where families want to
raise their children.
Advantages:
Maintains township facilities in Pisgah of West Chester as a vital draw
Drives neighborhood traffic to the corridor to improve the economy
Drives regional traffic to the corridor to improve the economy
Unifies the district by creating a unique sense of place and community
Improves health, vitality and quality of life
Improves corridor aesthetics
Promotes a family friendly image
Fulfills a Criteria of A Vision for West Chester in 2025

CONCLUSION
Together, the West Chester 42 Citizens and West Chester Township have created A Plan for Pisgah of
West Chester, which has been enthusiastically endorsed by the corridor’s property owners. With
support of the township, property owners and tenants, we are excited that this plan will establish that
“Pisgah Is Open for Business” and a whole lot more!
SOURCES
A Plan for Pisgah of West review by Scott Bullock, Senior Attorney, Institute for Justice on 1/11/2010
ODOT U.S. Route 42 Safety Study
A Vision for West Chester in 2025
National Register of Historic Places 03001100
Chamber History https://www.westchesterchamberalliance.com/index.php?page=ChamberHistory
#44 Preservation Brief-The Use of Awning on Historic Buildings- Repair, Replacement, & New Design
http://www.nps.gov/history/hps/TPS/briefs/brief44.htm
Development Without Eminent Domain http://www.castlecoalition.org/pdf/publications/Perspectives-
Pringle.pdf
2012 Vision and Implementation Strategies
West Chester Township Comprehensive Land Use Plan
West Chester University Expert Presentations
OKI Strategic Regional Policy
WC42C Poll results
Miami 2 Miami Plan
ODOT Access Management Manual
West Chester Township Connections

Pisgah of West Chester

Caricato da

Informazioni sul documento

Copyright

Formati disponibili

Condividi questo documento

Condividi o incorpora il documento

Opzioni di condivisione

Hai trovato utile questo documento?

Questo contenuto è inappropriato?

Copyright:

Formati disponibili

Pisgah of West Chester

Caricato da

Copyright:

Formati disponibili

A PLAN FOR

PISGAH OF WEST CHESTER

West Chester Township

West Chester Township Trustees

A Plan for Pisgah of West Chester Page 2

A Plan for Pisgah of West Chester Page 3

A Plan for Pisgah of West Chester Page 4

These Criteria are:

The top project priorities are as follows:

A Plan for Pisgah of West Chester Page 5

Organizational History and Planning

Pisgah Improvement Association

West Chester Chamber Alliance

Through a series of meetings and brain storming sessions, WC42C

A Plan for Pisgah of West Chester Page 7

A Plan for Pisgah of West Chester Page 8

1. Improve Appearance of the Pisgah of West Chester Corridor

Criteria 1: Improve Appearance of the Pisgah of West Chester Corridor

A Plan for Pisgah of West Chester Page 9

“Pisgah Is” Campaign

Co-brand Corridor “Pisgah of West Chester”

Create Signature Community Identifiers to Improve Appearance

A Plan for Pisgah of West Chester Page 10

A strong sense of community:

Current community assets include:

The Social Environment

A Plan for Pisgah of West Chester Page 11

The Built Environment

A Plan for Pisgah of West Chester Page 12

Multi modal connections’ benefits:

A Plan for Pisgah of West Chester Page 13

Criteria 6: Promote and Stimulate the Pisgah of West Chester Corridor

A Plan for Pisgah of West Chester Page 14

Project Number 1: Utility Relocation Program

A Plan for Pisgah of West Chester Page 15

Creating a safe and secure environment is extremely important to the vitality of

A Plan for Pisgah of West Chester Page 16

Documentation: A Vision for West Chester in 2025;

Description: The Township should work with WC42C

A Plan for Pisgah of West Chester Page 17

Description: Encourage construction of attractive monument signs by implementing the permit

Project Number 5: Gateway Signage

Description: Install gateway signage that promotes the

It is extremely beneficial to make your presence known

A Plan for Pisgah of West Chester Page 18

Project Number 6: Façade Improvement Program

A Plan for Pisgah of West Chester Page 19

Project Number 8: Promote Businesses

Documentation: A Vision for West Chester in 2025

A Plan for Pisgah of West Chester Page 20

Project Number 9: Unified Mailbox Program

A Plan for Pisgah of West Chester Page 21

Project Number 10: Tree Planting Program

A Plan for Pisgah of West Chester Page 22

Project Number 12: Central Gathering Place

Description: According to the township’s West Chester University

A Plan for Pisgah of West Chester Page 23

Project Number 13: Parks and Playgrounds

A Plan for Pisgah of West Chester Page 24

A Plan for Pisgah of West Chester Page 25

Potrebbero piacerti anche