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By Andrea Ciccocioppo, March 9, 2008

Last updated: Sunday, March 9, 2008 12:08 AM EST

West Chester is a college town with lots of history behind it. With a population of about 18,000, it’s the county seat of Chester County and offers a thriving downtown with a wide variety of restaurants, retail shops and art galleries.

It’s also one of the models on which officials in Carlisle are basing their plans for a Downtown Improvement District.

According to the initial draft plan, a DID would levy a property tax on property owners within the commercial C-1 zoning district — with tentative boundaries of Penn Street to the north, South Street to the south, Bedford Street to the east and West Street to the west.

Revenues from the assessment could be directed back to the DID area to finance things like maintenance security, marketing, business recruitment, parking, urban design and social services.

According to the plan, property owners, led by the Downtown Carlisle Association, would determine how to spend the tax dollars to benefit the entire district.

The DID would be limited to five years, after which the process would begin anew, with a draft of a new plan, public hearings and a vote. Sixty percent of business owners in the district must agree in order for the DID to be implemented.

Proving itself

West Chester has had a Business Improvement District for eight years and has seen an increase in restaurant, retail and professional office business.

Since the BID, West Chester has recruited a mix of businesses that have helped to increase property values from an average of $43 per square foot in 1999 to $180 per square foot by the end of 2005.

“Our property values went up at a significantly faster rate than the other commercial properties in the West Chester area. The values doubled and then doubled again,” explained Malcolm Johnstone, executive director of the West Chester BID.

Downtown West Chester ended 2007 with 468 businesses in operation, a net gain of 35 more businesses — an 8 percent increase — from 2006.

The retail sector showed a net gain of four in 2007, compared to a net gain of one in 2006. Restaurants had a net gain of three in 2007 compared to four in 2006; and professional offices saw a net gain of 29 in 2007 compared to 12 in 2006.

“The benefits are not just for retailers. Property owners benefit as well,” said Kiki Comerford, owner of Jane Chalfont Inc., a West Chester boutique. “If (a BID) is successful, it will increase your property value.”

Comerford has been a supporter of the BID from day one.

“For us, we felt there were two benefits: property value and business,” she said.

“We’ve seen an increase in traffic in town. It’s brought people to downtown West Chester,” Comerford said. “It’s made it a destination.”

“What (the BID) has done is put West Chester back on the map with a positive feel about downtown businesses,” said Patrick Comerford, who is on the BID executive board.

Other business owners agreed.

“I’ve lived here for 30 years,” said Karen Cavin, owner of The 5 Senses, a home and garden gallery. “I saw West Chester at its lowest.”

Cavin said the BID encompasses multiple areas of the community.

“It’s not just about retail and restaurants,” she said. “It’s also about businesses and offices. People forget that.”

It takes a village

Carol Tjaden opened her Ruby Slippers boutique six years ago, just a few months before the BID was implemented. She said the community gets out of it what they put into it.

“I believe it’s only as good as what you want it to be,” she said.

She said she likes the fact that everyone works together as a community.

“To me, that’s what it’s all about,” Tjaden explained.

She said the BID has been instrumental in attracting new businesses to the downtown and has helped publicize businesses.

“When you get assistance with marketing ... I’m all for it,” Tjaden said.

But Tjaden didn’t rest on her laurels and wait for the BID to do everything for her. She helped found the Downtown Retailers Association, which sponsors events and has produced several brochures for the downtown.

Tjaden said a successful downtown is all about cooperation and doing things together, and it’s up to each individual business owner to pitch in.

“A lot of business owners want the BID to do something for them yet want to do what they want,” she said, noting that not all businesses adhere to the same hours of operation.

Other West Chester groups besides the BID and the Retailers Association work together to make the downtown a success.

“The Chamber, the BID and the Historical Society all work well together,” Cavin said. She said the BID provided signs to let visitors know businesses will provide parking meter change and they help with First Friday events, to name a few things.

The Art Association has also contributed by painting designs on planters placed along the streets. The Chester County Historical Society offers programs to attract visitors to the downtown.

Much of the BID’s money has gone into marketing, street beautification and facade improvement projects.

Not easy sell

West Chester business owners admit the BID wasn’t an easy sell. In fact, the idea failed the first time it was introduced.

“You can’t please everybody, but we certainly try,” Patrick Comerford said.

Still, some locals grumble about changes that are being made.

“Older people have the old perception of what the town was like,” Cavin said. “But the reality is there’s lots of new blood bringing wonderful new ideas.”

She said the bulk of her business comes from Wilmington, Del., which is just 18 miles away. She said Philadelphians aren’t a big part of her clientele.

“They still think of West Chester as rural — the middle of nowhere,” Cavin said.

Some business owners were also worried about the BID raising their rents, but that wasn’t necessarily the case. Tjaden, who doesn’t own her building, said, “I can’t say the BID raised my cost. It depends on your landlord.”

Another perception to overcome, business owners say, is parking.

“Parking is a mind-set,” Tjaden said.

The downtown has two parking garages and seven public lots, plus metered parking on downtown streets, yet some business owners and residents claim there isn’t enough parking.

“It’s an issue,” Cavin admitted. “You can’t always expect to park right in front of a store. You can’t do that at the mall.”

She said officials are working on solutions.

Overall, the BID seems to have become a good thing.

“We’ve increased foot traffic,” Patrick Comerford said.

That’s a good thing.

“Unless you have bodies on the street, you have no sales,” Cavin said. “I’m happy with the town.”

Comparison

Carlisle:

Population: 17,970

Median Household Income: $33,969

Private wage and salary workers: 6,519

Government workers: 1,415

Self-employed: 384

Residents commuting to work: 8,314

Source: U.S. Census Bureau 2000

West Chester

Population: 17,861

Median Household Income: $37,803

Private wage and salary workers: 8,366

Government workers: 1,285

Self-employed: 570

Residents commuting to work: 10,039

BID assessment: The assessment rate is calculated as 0.0025 of assessed value of the commercial portion of the property; 100 percent goes to programs of the West Chester BID.

The BID is governed by a 15-member board of directors made up of downtown business and property owners.

Source: U.S. Census Bureau 2000 and West Chester BID