Chapter 16
Characteristics of Population & Housing
Introduction & Purpose
This chapter will consider observed trends and characteristics of the resident population along with the most prominent characteristics of the Township’s housing stock. The information and analysis will be based upon recent and historic census data as well as field observation. We will provide comparisons of the Township with Delaware County as a whole and with surrounding communities. The purpose of this examination is to identify the ways in which the population of the Township is changing and to consider the effects that these changes may have on the community, particularly in the areas of land use and public services.
Historic Pattern of Population Growth
Until the early years of the twentieth century, Upper Providence Township was a rural community dominated by farms. During this time, the population of the Township hovered around 1,000. From the mid-1910’s up until the Great Depression, there was significant growth – over five percent annually, on average – such that by the 1930 census there were 2,008 residents in the Township. The population actually declined slightly between 1930 and 1940, and there was virtually no growth during World War II due to restrictions on construction and the social disruptions of the war. When the war ended, the country as a whole experienced a tremendous, sudden increase in both construction and population. This national trend was well represented locally, as the number of residents in Upper Providence increased from less than 2,000 in 1940 to over 9,000 by 1970. Since then, growth has continued at a slower pace: in 1990, the official census count for the Township was 9,727; by the 2000 census it was 10,509.
The dramatic slowing in the rate of increase is most likely due the nature of the post-war residential development. Typical for suburban communities of the period, new residential construction was almost entirely in the form of single-family homes on relatively large lots. This quintessential house in the suburbs represented the attainment of the American dream for many, and the homes that it provided were popular – and remain so today. The proximity of the Township to major employment centers – the city of Philadelphia in particular – as well as its scenic qualities and the availability of major roads and commuter rail service made Upper Providence a highly desirable residential area. By the end of the 1970’s there was very little developable property left: the population growth rate slowed simply because the supply of developable land was running out.
As noted in the chapter on existing land use, there are few large, privately owned properties left to be developed. None of them are large enough to accommodate a development that would dramatically change the population of the Township. While the Township must carefully consider the policies that regulate new development, regulating re-development is perhaps more critical to the preservation of a high quality of life for residents. In either case, we can expect that the Township population will continue to increase at a modest rate, similar to what has been observed since the mid-1970’s. The following chart shows the change in population beginning in 1980 as well as projections through 2020. This chart, like most in this chapter, will compare the Township with the immediately surrounding municipalities as well as with Delaware County as a whole.
FIGURE 16.1: POPULATION CHANGE AND PROJECTIONS
The percentage figure under the population number indicates the rate of change from the previous period. Figures in italics are projections by the Delaware Valley Regional Planning Commission. No percentage-change figure is shown in the “2005” column in order to keep the time intervals consistent; similarly, the percentage-change figure in the “2010” column is the change from 2000, not 2005.
|
1980 |
1990 |
2000 |
2005 |
2010 |
2020 |
|
| UPPER PROVIDENCE TWP. |
9,477 - |
9,727 + 2.64% |
10,509 + 8.04% |
10,930 - |
11,050 + 5.15% |
11,500 + 0.41% |
| Edgmont Twp. |
1,410 - |
2,735 + 93.97% |
3,918 + 43.25% |
4,240 - |
4,790 + 22.26% |
6,030 + 25.89% |
| Marple Twp. |
23,642 - |
23,123 - 2.20% |
23,737 + 2.66% |
23,890 - |
23,830 + 0.39% |
23,710 - 0.50% |
| Media Borough |
6,119 - |
5,957 - 2.65% |
5,533 - 7.12% |
5,400 - |
5,330 - 3.67% |
5,100 - 4.32% |
| Middletown Twp. |
12,463 - |
14,130 + 13.38% |
16,064 + 13.69% |
16,070 - |
16,370 + 1.90% |
16,850 + 2.93% |
| Nether Providence Twp. |
12,370 - |
13,229 + 6.94% |
13,456 + 1.72% |
13,770 - |
13,760 + 2.26% |
13,990 + 1.67% |
| Newtown Twp. |
11,775 - |
11,366 - 3.47% |
11,700 + 2.94% |
11,570 - |
12,000 + 2.56% |
12,170 + 1.42% |
| Delaware County |
555,023 - |
547,651 - 1.33% |
550,864 + 0.59% |
551,530 - |
550,970 + 0.02% |
546,972 - 0.73% |
SOURCE: U.S. Bureau of the Census and Delaware Valley Planning Commission, 2003.
The chart shows that the County population is essentially stable, although many of the individual municipalities are not. The City of Chester, the boroughs (including Media), and the more densely developed Townships have been losing population while the more rural areas have been gaining. This is consistent with national trends. Except for Edgmont Township, which has a relatively large amount of developable land, the communities shown above have demographic characteristics that are typical for mature communities with little remaining developable land. For such communities, most population change is due to infill and/or redevelopment and of changes in household composition as children grow up, leave their parents’ homes, and the parents in turn sell their now too-large houses to younger, growing families.
One important local condition that is not reflected in these projections is the amount of new and proposed development along the Route 252 corridor in Marple and Newtown Townships: we may find that the projections shown above are low for these municipalities. This development is of particular concern to Upper Providence, as it is expected to generate more traffic along this already-congested corridor as new residents travel to Route 1.
Population Characteristics
The decennial census gathers a wide variety of data in addition to the raw count of persons. The data on household size, age, ethnicity, income, and employment give us insight into how the Township is changing, even if the number of residents changes very little. These are the parameters that are most useful for planning purposes as they allow us to make projections relative to housing and land use issues.
Household and Age Characteristics – Even the most cursory tour of the Township will reveal that the great majority of the housing in the Township is in the form of single-family detached homes: a revelation that is supported by empirical data, as will be considered later in this chapter. This observation suggests that most residents live in family units with children, but the data provided below show that this type of household is not any more common in the Township than it is in the County as a whole. Note that the Census Bureau defines “household” as “all the people who occupy a housing unit as their usual place of residence.” This includes individuals who live alone as well as any combination of people who may reside together. “Family” is a type of household, and is defined as “two or more people who reside together and who are related by birth, marriage, or adoption.”
FIGURE 16.2: 2000 HOUSEHOLD CHARACTERISTICS
See preceding text for explanation of difference between “household” and “family.” The percentage figures show the proportion of HOUSEHOLDS that fit each category. Note that “Average Family Size” (which is not shown here) will be slightly larger than “Average Household Size.” We show the latter category as this is more critical in determining housing needs.
|
Total Households |
Single-Person Households |
Total Family Units |
Families w/Children under 18 yrs |
Average Household Size |
|
| UPPER PROVIDENCE |
4,075 |
1,044 25.6% |
2,828 69.4% |
1,322 32.4% |
2.56 |
| Edgmont |
1,447 |
414 28.6% |
988 68.3% |
401 27.7% |
2.47 |
| Marple |
8,623 |
1,947 22.6% |
6,416 74.4% |
2,587 30.0% |
2.64 |
| Media Borough |
2,782 |
1,368 49.2% |
1,113 40.0% |
414 14.9% |
1.85 |
| Middletown |
5,524 |
1,576 28.5% |
3,745 67.8% |
1,604 29.0% |
2.45 |
| Nether Providence |
5,007 |
1,086 21.7% |
3,755 75.0% |
1,725 34.5% |
2.62 |
| Newtown |
4,549 |
1,238 27.2% |
3,183 70.0% |
1,255 27.6% |
2.50 |
| Delaware County |
206,320 |
57,028 27.6% |
139,453 67.6% |
65,038 31.5% |
2.56 |
SOURCE: U.S. Bureau of the Census and Delaware Valley Planning Commission, 2003.
The household characteristics for Upper Providence and most of the surrounding municipalities are similar to Delaware County as a whole. Media Borough, the principal exception to this observation, exhibits household characteristics that are typical of urban areas, with a relatively high number of single-person households (resulting in a smaller average household size) and a relatively low proportion of family units and families with children younger than eighteen. Examination of the County data reveals that Media is an extreme case: it has by far the smallest average household size in the County (the second smallest is in Brookhaven Borough, at 2.29 persons per household). Media excepted, the average household size figures fall within a fairly small range. Marple Township, at 2.64 persons per household, has the largest average household size in the immediate area. The largest average household size in the County is in Bethel Township, at 3.16 persons per household. As noted above, the proportion of family units tends to be higher than the County average. However, it is a bit surprising to note that the percentage of families with children under eighteen is only slightly higher in Upper Providence (relative to the County), and a number of the surrounding municipalities actually have a lower proportion of such families.
FIGURE 16.3: 2000 AGE CHARACTERISTICS
Age distribution is useful for determining current and future demand for various municipal services. The median age number, in combination with the other data, has implications about the stability of the population, as explained in greater detail following the chart.
|
Total Population |
Population under 18 yrs. |
Population over 65 yrs. |
Median Age (County rank) |
|
| UPPER PROVIDENCE |
10,509 |
2,599 24.7% |
1,319 12.6% |
40.1 (11) |
| Edgmont |
3,918 |
1,093 27.9% |
832 21.2% |
44.1 (3) |
| Marple |
23,737 |
5,178 21.8% |
5,234 22.1% |
43.3 (5 – tie) |
| Media Borough |
5,533 |
759 13.7% |
1,139 20.6% |
40.8 (9) |
| Middletown |
16,064 |
3,307 20.6% |
4,617 28.7% |
46.1 (1) |
| Nether Providence |
13,456 |
3,423 25.4% |
2,360 17.5% |
41.6 (8) |
| Newtown |
11,700 |
2,704 23.1% |
2,564 21.9% |
43.3 (5 – tie) |
| Delaware County |
550,864 |
136,128 24.7% |
85,669 15.6% |
37.4 (n/a) |
SOURCE: U.S. Bureau of the Census and Delaware Valley Planning Commission, 2003.
The age data are perhaps more revealing than the household data in that we find wider divergences from the County figures. The proportion of under-eighteen residents in Upper Providence is identical to that of the County, but we find lower proportions in four of the six other municipalities. Furthermore, note that only Upper Providence has a lower proportion of residents over sixty-five than the County as a whole. Given this finding, it is not surprising to see that every municipality shown has a significantly higher median age than the County. Oddly, these municipalities have some of the highest median ages in the County: Middletown Township is the “oldest” municipality in the County, and all six of the surrounding municipalities shown on the chart are in the “top ten,” with Upper Providence in the eleventh spot.
The relatively high median age combined with average-to-low figures for families with children under eighteen suggests a significant number of “empty nester” couples who may move within the next few years. Given the composition of the housing stock, we may expect these families to be replaced by younger families with children.
Ethnicity – Ethnicity, or “race,” is defined by the Census Bureau as a type of self-identification that has been historically significant for socio-economic and cultural reasons. For the 2000 census, individuals could identify themselves as “White,” “Black or African American,” “American Indian or Alaska Native,” “Asian,” “Native Hawaiian and other Pacific Islander,” “Some Other Race,” and, starting with the 2000 census, “Two or More Races.” The census also provided for separate identification of Latino persons in recognition that Latinos in some case represent a distinct culture, but may be of any “race.”
The charts below show the breakdown by principal ethnic group, with “Other” including American Indian, Alaska Native, Asian, Native Hawaiian, other Pacific Islanders, those classified as “other” by the Census Bureau, and multi-racial individuals. For most Delaware County communities, Asians are the largest group within this “Other” category. Note that the sum of “White,” “Black,” and “Other” equals 100% of the total; as described in the text, Latino individuals may be of any race(s). Furthermore, no growth rate is indicated for the Latino population due to change in definition for this category between the 1990 and 2000 censuses.
|
2000 Total Population |
2000 White Population |
2000 Black Population |
2000 Other Population |
2000 Latino Population |
|
| UPPER PROVIDENCE |
10,509 |
9,650 91.8% |
410 3.9% |
449 4.3% |
112 1.1% |
| Edgmont |
3,918 |
3,549 90.6% |
192 4.9% |
177 4.5% |
53 1.4% |
| Marple |
23,737 |
21,980 92.6% |
261 1.1% |
1,496 6.3% |
156 0.7% |
| Media Borough |
5,533 |
4,483 81.0% |
787 14.2% |
263 4.8% |
104 2.3% |
| Middletown |
16,064 |
15,145 94.3% |
495 3.1% |
424 2.6% |
139 0.9% |
| Nether Providence |
13,456 |
12,121 90.1% |
824 6.1% |
511 3.8% |
152 1.3% |
| Newtown |
11,700 |
11,251 96.2% |
77 0.6% |
372 3.2% |
81 0.7% |
| Delaware County |
550,864 |
442,448 80.3% |
79,981 14.5% |
28,435 5.2% |
8,368 1.5% |
SOURCE: U.S. Bureau of the Census and Delaware Valley Planning Commission, 2003.
|
Total Pop. Change 1990-2000 |
White Pop. Change 1990-2000 |
Black Pop. Change 1990-2000 |
Other Pop. Change 1990-2000 |
|
| UPPER PROVIDENCE |
+ 8.0% |
+ 4.1% |
+ 39.5% |
+ 93.9% |
| Edgmont |
+ 43.3% |
+ 33.6% |
+ 1,271.4% |
+ 176.6% |
| Marple |
+ 2.7% |
- 0.5% |
+ 41.8% |
+ 77.9% |
| Media Borough |
- 7.1% |
- 11.0% |
- 5.5% |
+ 195.5% |
| Middletown |
+ 13.7% |
+ 17.2% |
- 47.6% |
+ 58.8% |
| Nether Providence |
+ 1.7% |
- 0.8% |
+ 6.7% |
+ 64.3% |
| Newtown |
+ 2.9% |
+ 1.6% |
+ 40.0% |
+ 55.0% |
| Delaware County |
+ 0.6% |
- 6.6% |
+ 30.3% |
+ 127.2% |
SOURCE: U.S. Bureau of the Census and Delaware Valley Planning Commission, 2003.
The information above leads to the following observations.
- The ethnicity of the Township and the surrounding municipalities is consistent with what may be observed nationally. The numerical dominance of the white population is typical of an established suburban community, as minority populations tend to be more prevalent in urban areas. Accordingly, the largest percentage of minority population among the municipalities shown is in Media: a small urban area.
- Although the percentage of minority population is well below that of the County, we note again that the county’s minorities are concentrated in urbanized areas such as the City of Chester and the communities adjacent to the City of Philadelphia, such as Yeadon, Upper Darby, and Darby.
- The Township, the surrounding municipalities, and the County have yet to experience the rise in Latino population observed in many other areas.
- Of the seven municipalities included in the chart, only Media Borough declined in population between 1990 and 2000.
- Three of the included municipalities (Marple, Media Borough, and Nether Providence) experienced a numerical decline in their white popluation. This was also the case for Delaware County as a whole.
- Three other municipalities (Edgmont, Newtown, and Upper Providence) had increases in total population and white population, but the percentage increase in the white population was less than the overall increase. This indicates that these communities are growing and becoming more ethnically diverse.
- Of the communities shown, only Middletown Township is becoming less ethnically diverse (i.e., the majority white population increasing more rapidly than overall growth rate).
Ethnic diversity may make for a more interesting community, but a diversity of educational backgrounds and employment experience is more critical, as this kind of diversity enables the supply of skills needed to fill the range of jobs necessary to support a vital community.
Educational Attainment – The Census Bureau collects data on level of education achieved by persons twenty-five years old and older.
FIGURE 16.5: EDUCATIONAL ATTAINMENT
The chart shows the percentage of population over twenty-five years of age whose highest level of education as of the year 2000 is described by the column heading.
|
No Diploma |
High School Diploma |
Associate’s Degree |
Bachelor’s Degree |
Graduate Degree |
|
| UPPER PROVIDENCE |
4.6% |
36.2% |
6.7% |
29.2% |
23.3% |
| Edgmont |
9.4% |
35.4% |
6.3% |
28.7% |
20.2% |
| Marple |
12.0% |
48.4% |
5.8% |
20.8% |
13.0% |
| Media Borough |
11.1% |
42.5% |
6.4% |
26.1% |
13.9% |
| Middletown |
16.6% |
42.1% |
5.8% |
20.8% |
14.7% |
| Nether Providence |
6.8% |
36.9% |
5.8% |
25.4% |
25.1% |
| Newtown |
7.4% |
43.6% |
4.8% |
26.7% |
17.5% |
| Delaware County |
13.5% |
50.4% |
6.1% |
18.2% |
11.8% |
SOURCE: U.S. Bureau of the Census and Delaware Valley Planning Commission, 2003.
The chart shows that Upper Providence and the surrounding municipalities are generally better educated than the County as a whole. Upper Providence has the highest proportion of college graduates (i.e., the sum of the “Bachelor’s” and “Graduate” columns) of the communities shown at 52.5%, and only Nether Providence has a higher percentage of people with graduate degrees. Upper Providence also has the lowest percentage (4.6%) of persons lacking a high school diploma. These data suggest a relatively well-employed and affluent community. Employment and income are reviewed in greater detail in following sections.
Employment – The Census Bureau collects employment data based upon both occupation and industry. The figures apply to employed civilians who are at least sixteen years old. “Occupation” refers to the tasks the individual performs, while “industry” describes the individual’s employer. This distinction can be blurred in some cases. For example, “farming” is both an occupation type as well as an industry.
|
UPPER PROVIDENCE |
DELAWARE COUNTY |
|||
|
number |
percent |
number |
percent |
|
| Managerial, professional, and related |
3,111 |
57.0% |
101,646 |
39.3% |
| Service occupations |
325 |
5.9% |
34,370 |
13.3% |
| Sales and office occupations |
1,379 |
25.3% |
75,885 |
29.3% |
| Farming, fishing, forestry |
7 |
0.1% |
241 |
0.1% |
| Construction, extraction, and maintenance |
306 |
5.6% |
21,648 |
8.4% |
| Production and material transport/moving |
331 |
6.1% |
24,992 |
9.6% |
| TOTAL |
5,459 |
100.0% |
258,782 |
100.0% |
SOURCE: U.S. Bureau of the Census, 2003.
Given the generally high level of education already noted, the large percentage of people in managerial positions and the professions is not surprising. For the same reason the small proportions of individuals in traditionally “blue collar” occupations (e.g., service occupations, construction, transport, production) is as expected. The low figure for farming, fishing, and forestry is more a factor of geography than any characteristic of the population.
|
UPPER PROVIDENCE |
DELAWARE COUNTY |
|||
|
number |
percent |
number |
percent |
|
| Farming, forestry, fishing/hunting, mining |
27 |
0.5% |
541 |
0.2% |
| Construction |
257 |
4.7% |
14,678 |
5.7% |
| Manufacturing |
637 |
11.7% |
25,616 |
9.9% |
| Wholesale trade |
110 |
2.0% |
8,145 |
3.1% |
| Retail trade |
433 |
7.9% |
29,025 |
11.2% |
| Transportation, warehousing, utilities |
282 |
5.2% |
14,724 |
5.7% |
| Information |
168 |
3.1% |
9,016 |
3.5% |
| Finance, insurance, real estate |
486 |
8.9% |
23,024 |
8.9% |
| Professional, scientific, management, administrative, and waste mgmt services |
1,060 |
19.4% |
30,389 |
11.7% |
| Educational, health, and social services |
1,411 |
25.9% |
65,868 |
25.5% |
| Arts, entertainment, recreation, accommodation, and food services |
210 |
3.8% |
16,002 |
6.2% |
| Public administration |
144 |
2.6% |
9,017 |
3.5% |
| Other services |
234 |
4.3% |
12,733 |
4.9% |
| TOTAL |
5,459 |
100.0% |
258,778 |
100.0% |
SOURCE: U.S. Bureau of the Census, 2003.
The chart shows that Township residents are employed by the various industrial sectors in roughly the same proportions as found in the County generally. The most significant aberration is in the professional category. While this is significantly higher than the County rate of employment, it is not the area with the largest proportion of employees: over a quarter of working Township residents are in education, health, and social services. Note that this is only slightly higher than the County figure. Similar to what was noted under the prior chart, the relatively high proportion of professional employment is a logical consequence of the Township’s higher-than-typical level of educational attainment. There is no one category that has a significantly smaller proportion of workers in comparison to the County, but many have a slightly lower figure.
Income – Employment characteristics are closely related to income level. A review of residents’ income provides insight into housing needs, demand for municipal services, and quality-of-life concerns generally.
FIGURE 16.8: 1999 INCOME CHARACTERISTICS
The chart shows the income information collected for the 2000 census. Income was reported for the preceding full year, hence this is properly referred to as 1999 information.
|
Per Capita Income (County Rank) |
Median Household Income |
Median Family Income |
Individuals Below Poverty Level |
Families Below Poverty Level |
|
| UPPER PROVIDENCE |
$39,532 (6) |
$71,166 |
$85,450 |
412 3.9% |
38 1.3% |
| Edgmont |
$46,848 (3) |
$88,303 |
$105,311 |
43 1.1% |
5 0.5% |
| Marple |
$28,494 (14) |
$59,577 |
$71,829 |
1,050 4.4% |
137 2.1% |
| Media Borough |
$28,188 (15) |
$42,703 |
$58,065 |
408 7.4% |
69 6.2% |
| Middletown |
$29,418 (12) |
$62,949 |
$77,649 |
342 2.1% |
40 1.1% |
| Nether Providence |
$32,946 (10) |
$68,059 |
$78,491 |
448 3.3% |
117 3.1% |
| Newtown |
$39,364 (7) |
$65,924 |
$82,557 |
401 3.4% |
59 1.9% |
| Delaware County |
$25,040 (n/a) |
$50,092 |
$61,590 |
42,411 7.7% |
8,092 5.8% |
SOURCE: U.S. Bureau of the Census and Delaware Valley Planning Commission, 2003.
There is a wide range in incomes among Delaware County municipalities. Rose Valley Borough has the highest per capita, household, and family income figures ($54,202; $114,373; and $118,637 respectively) while the City of Chester has the lowest with per capita income of $13,052, household income of $25,703, and family income of $30,336. It is not surprising to find that Chester also has the highest proportion of residents below poverty level, but the actual figure is an astonishing 25.1%. This is in stark contrast to Edgmont Township, with the County’s low figure of 1.1%.
The preceding chart shows that Upper Providence has the sixth-highest per capita income figure among Delaware County’s forty-nine municipalities and is second-highest among the municipalities shown in every income category. The poverty figures are closer to the middle of the pack when compared with the surrounding communities, but they are still well below the County figures.
This information suggests that we will find relatively high housing values, and that housing affordability may be an issue. We may also expect that the most desired municipal services will address safety and quality of life issues rather than social services and support services.
Housing Characteristics
The Census Bureau collects housing data regarding number of units, type of structure, occupancy, tenure, and value. This provides additional measures of population change and stability. When compared with income characteristics, we can identify housing affordability issues. Note that housing values apply only to owner-occupied units and are estimated by the owner. As such, this number should be seen as a general indicator of value rather than an actual sale price or appraisal of market value.
FIGURE 16.9: HOUSING CHARACTERISTICS
The last column on the right shows the ratio of median housing value to median household income. This is provided as an indicator of housing affordability. Most experts agree that a household can afford a house that costs between 2.5 and 3.0 times its annual income. Hence a number in this column that falls in this range indicates that a median-income household can afford the median-priced home. Phrased another way, it means that approximately 50% of the homes in the community are affordable to a median income household – although there is no assurance that they could afford 50% of the homes actually on the market. If this number is higher than 3.0, then the community in question may have a housing affordability issue.
|
1990 Total Housing Units |
2000 Total Housing Units (% change) |
2000 Owner-Occupied Units |
2000 Median Housing Value (county rank) |
Housing Affordability Ratio |
|
| UPPER PROVIDENCE |
3,861 |
4,299 + 11.3% |
3,081 71.7% |
$227,200 (8) |
3.19 |
| Edgmont |
1,265 |
1,515 + 19.8% |
1,123 74.1% |
$317,000 (2) |
3.01 |
| Marple |
8,433 |
8,797 + 4.3% |
7,221 82.1% |
$183,600 (12) |
2.56 |
| Media Borough |
3,023 |
2,966 - 1.9% |
1,160 39.1% |
$138,500 (16) |
2.39 |
| Middletown |
4,482 |
5,641 + 25.9% |
4,255 75.4% |
$189,300 (11) |
2.44 |
| Nether Providence |
5,045 |
5,125 + 1.6% |
4,409 86.0% |
$182,500 (13) |
2.33 |
| Newtown |
4,433 |
4,690 + 5.8% |
3,675 78.4% |
$209,700 (10) |
2.54 |
| Delaware County |
211,024 |
216,978 + 2.8% |
148,384 63.4% |
$128,800 (n/a) |
2.09 |
SOURCE: U.S. Bureau of the Census and Delaware Valley Planning Commission, 2003.
The housing information supports the other findings indicating that Upper Providence is a relatively affluent community in Delaware County. Note that Upper Providence and Edgmont Townships both exhibit high rates of growth in combination with high housing values, thereby indicating a “hot” real estate market, although this is not necessarily a long-term trend. As noted in the preceding paragraph, the housing affordability ratio of more than 3.0 suggests that affordability either is or may shortly become an issue. While the situation does not appear to be extreme, Upper Providence is the least affordable community of those shown on the chart. Note also that all of these communities are less affordable than the County as a whole.
The basic forms of housing identified by the Census Bureau for data collection purposes are single-family detached, single-family attached (i.e., “twin” houses, town houses, and row homes), multi-unit buildings, mobile homes, and “other,” which includes non-traditional housing such as boats and RV’s used as permanent residences. On the date of the census, 4,075 of the Township’s 4,299 existing housing units were occupied. Of these, 3,065 (75.2%) were owner-occupied and the remaining 1, 010 (24.8%) were occupied by renters. Additional details on housing types and tenure are shown below with figures for Delaware County provided for comparison.
FIGURE 16.10: 2000 HOUSING BY TYPE AND TENURE
Numbers shown are for units occupied on date of census; “total” numbers will therefore differ from number of housing units shown elsewhere in this chapter, as those figures include vacant units. Percentages indicate proportion of units included in that column such that each column totals to 100.0%.
|
UPPER PROVIDENCE |
DELAWARE COUNTY |
|||||
|
owner occupied |
renter occupied |
TOTAL |
owner occupied |
renter occupied |
TOTAL |
|
| Single-family detached |
2,653 86.6% |
77 7.6% |
2,730 67.0% |
88,903 60.0% |
4,739 8.2% |
93,642 45.4% |
| Single-family attached (i.e, twin, townhouse, row) |
363 11.8% |
50 5.0% |
413 10.1% |
53,000 35.7% |
11,529 19.9% |
64,529 31.3% |
| Multi-family |
44 1.4% |
883 87.4% |
927 22.8% |
5,874 4.0% |
41,635 71.7% |
47,509 23.0% |
| Mobile home |
5 0.2% |
0 |
5 0.1% |
504 0.3% |
109 0.2% |
613 0.3% |
| Other |
0 |
0 |
0 |
12 < 0.1% |
15 < 0.1% |
27 < 0.1% |
| TOTAL |
3,065 100.0% |
1,010 100.0% |
4,075 100.0% |
148,293 100.0% |
58,027 100.0% |
206,320 100.0% |
SOURCE: U.S. Bureau of the Census, 2003.
As noted at the beginning of this chapter, the impression that most of the housing in the Township is in the form of single-family detached homes is supported by these data. Two-thirds of the homes in Upper Providence are single-family detached houses, while fewer than half of the homes in the County are. The great majority of these homes are owner-occupied. Renters dominate the multi-family buildings. It is interesting that the Township is nearly the same as the County in the proportion of housing units provided in multi-unit buildings, although the Township has a much smaller proportion of townhouse-type dwellings. The number of mobile homes is negligible at both the Township and County level.
Conclusions, Analysis, and Planning Implications