James Logan, City Manager, City of Coatesville

In an interview with Invest:, James Logan, city manager of the City of Coatesville, discussed the centrality of small business to the city’s revitalization efforts. “We take proactive steps to drive economic growth while addressing challenges like housing, workforce, youth development, and infrastructure,” Logan said, emphasizing community-focused development and long-term investment in underserved areas.

What changes over the past year have most influenced the city’s trajectory?

Over the past year, and indeed the last five years, by design, the City of Coatesville has continued to make progress in revitalization and economic development. Designated an Urban Center, Coatesville is a third-class city, and the only City in Chester County.  Our primary focus has been on revitalizing the community, improving the quality of life for each resident, and attracting new investors.

One notable achievement is the reduction in unemployment over the last five years.  Though challenges remain, we have made significant improvements in our workforce by creating industry partnerships with large and midsize companies. Our approach differs from many other municipalities in that we take proactive steps to create initiatives that are supported by city council members, that address the needs of our residents. We try to provide a bridge to employment, youth education, housing, and training through our network of nonprofit organizations, universities, trade programs, and industry champions.    

A major milestone last year was the commencement of the $65 million train station project, a 20-year endeavor in collaboration with PennDOT. Scheduled for completion in the winter of 2026, this state-of-the-art facility will be ADA-compliant, featuring elevators, pedestrian walkways, and improved sidewalks. While Amtrak already services Coatesville, we are hopeful that SEPTA will restore its services, as this is critical for economic growth.

Another challenge we face is funding for emergency services, particularly police and fire departments. Recruitment difficulties have led us to collaborate with neighboring municipalities to share resources, ensuring public safety across the region. Coatesville spans just 1.9 square miles with a population of 13,500, making efficient resource allocation essential. Parking is also a growing concern, but we are implementing strategies to alleviate these pressures.

How is the city leveraging its Opportunity Zone designation to attract investment and drive economic outcomes?

The Qualified Opportunity Zone (QOZ) initiative has been transformative for Coatesville since its introduction in 2017. It wasn’t until 2018-19, with the help of an economic development partner, that four tracts within the city were designated as QOZs, allowing investors to defer capital gains taxes by funding projects here.

One notable success is a $5 million 30,000 sq ft. office and innovation-center project developed by Proudfoot Capital that combines the benefits of the QOZ for both real estate and businesses. This building serves as the headquarters for product-development and manufacturing company nth Solutions as well as QOZ businesses H2O Connected and NVH Technology. Collaborating with the City, the project was granted development approval within 90 days and renovation and construction were completed within 12 months, creating jobs and adding value to the community. The center remains 100% leased. Additionally, smaller investors have purchased residential properties, further stimulating economic activity. The ripple effect has been significant, attracting more businesses and prompting initiatives like the Keystone Innovation Zone and the Local Economic Revitalization Tax Assistance (LERTA) program. With the QOZ program extended indefinitely, its impact will continue to attract investors to Coatesville’s growth and long-term economic strategy. 

How do streetscaping improvements align with your vision for connectivity and economic growth?

The streetscaping project is a multi-year effort to enhance our downtown and eastside districts, starting at the gateway of Coatesville, First Avenue, and Lincoln Highway. The first phase, from First to Second Avenue, is complete, with the next phase extending to Fourth Avenue set to begin in 2026. Improvements include upgraded sidewalks, decorative lighting, and planter boxes, all designed to improve pedestrian access and aesthetic appeal. This initiative complements earlier streetscaping work near the train station, creating a cohesive, walkable, urban environment. Furthermore, our focus extends beyond downtown. The east end, home to a diverse mix of businesses and eateries, is seen as one of Coatesville’s vibrant commerce hubs. By balancing development across the entire 1.9-square-mile stretch of Lincoln Highway, we aim to create a thriving, interconnected community.

What is your outlook on small business growth, and how is the city supporting entrepreneurs?

Small businesses and entrepreneurial growth are critical to Coatesville’s economic future. We aim to meet entrepreneurs where they are by providing tailored support at every stage of their journey. For the emerging entrepreneurs looking for supportive tools to launch and sustain their business, the City brings together subject matter experts to guide them through financing, lease negotiations, marketing, merchandising, and business planning to ensure they have the right tools to succeed. Our Codes and Zoning professionals also provide the needed information to do business in the City, and we are progressive in our approach to acquire new stakeholders and streamline the process. 

Often, many entrepreneurs move quickly and overlook City requirements, which can lead to compliance issues. We proactively work with them to correct the course, protecting their investments and ensuring safety standards are met. Collaboration is key to this, and we partner with the Western Chester County Chamber of Commerce,  Coatesville 2nd Century Alliance, and the Chester County Economic Development Council to expand resources for small businesses. Our support does not end at City limits, however, as we champion local entrepreneurs, whether they establish themselves in Coatesville or elsewhere.

Having worked in chambers myself, I firmly believe small businesses are the backbone of the economy. Their success attracts larger companies and creates a thriving ecosystem. Through microloans, business acumen, mentorship, and community patronage, we are committed to fostering an environment where entrepreneurship can flourish.

How does Coatesville support small businesses and entrepreneurs to create a vibrant local economy?

Small businesses and entrepreneurs are essential to Coatesville’s economic vitality. The City takes a proactive approach to support these enterprises by designing training workshops and business development seminars in partnership with other organizations to connect them with experts in banking and financing, lease negotiations, and business planning.  

Over the years, the City has partnered with the Western Chester County Chamber of Commerce and 2nd Century Alliance to present pop-ups and other vending events to give start-ups exposure to local and regional shoppers. We even have a business incubator in the City called “Made in Coatesville” that allows small businesses to lease a space (for a limited time) for a fraction of normal leasing costs. 

What strategies is Coatesville implementing to address housing affordability and homeownership opportunities?

Housing presents significant challenges not only in Coatesville, but throughout Chester County, one of Pennsylvania’s most affluent regions. Coatesville currently has a 70% renter and 30% homeownership distribution. The city has adopted a practical approach by working closely with landlords to improve rental housing quality while maintaining code compliance and proper property maintenance standards. This strategy acknowledges that shifting to greater homeownership will require gradual progress.

A major development underway is the Brandywine View project, a 240+ unit apartment complex being constructed north of the new Coatesville train station on a 63-70-acre parcel. This represents just the first phase of a multi-year, larger development that will eventually include townhomes and single-family residences. The City also collaborates with Habitat for Humanity and Good Works, two nonprofit organizations making substantial contributions to housing solutions. Habitat for Humanity utilizes sweat equity models to create homeownership opportunities, while Good Works provides low-cost or no-cost home repairs for senior citizens and other residents in need.

How does Coatesville’s leadership structure and community engagement contribute to effective governance and infrastructure development?

Coatesville benefits from deeply connected leadership, with seven city council members who were either born here or have lived in the community the majority of their lives. This strong local perspective ensures decisions reflect residents’ needs and priorities. We also receive tremendous leadership from our Police and Fire Department Chiefs. They are the “boots on the ground” when it comes to community engagement and safety. Our Public Works Department is also a vital link in our chain of success. They provide a layer of management for our parks, roadways, and stormwater-related issues. While leadership inevitably involves both successes and challenges, we are currently experiencing more positive outcomes than ever before.

A key priority is refining our infrastructure strategy through collaborative partnerships, particularly with Chester County. We actively leverage grant programs, including Community Development Block Grants (CDBG), Community Revitalization Program (CRP), Department of Community & Economic Development (DCED), Redevelopment Assistance Capital Program (RACP), and the Department of Conservation, Natural Resources (DCNR), to maximize funding for critical projects. This approach allows us to stretch taxpayer dollars further while addressing Coatesville’s evolving infrastructure needs. By combining local and state insights with strategic external partnerships, we ensure responsible, community-driven progress.

What are Coatesville’s long-term priorities and vision for success over the next five to 10 years?

We cannot just focus on one thing because there are so many moving parts to Coatesville’s evolving community and economic landscape. The initiatives, strategic planning, and blueprint we are creating today have to sustain themselves for the next ten years or more. Once we put the building blocks in place, we have to manage, maintain, re-evaluate, and repeat.  

Our priorities will always be rooted in quality of life for our residents, creating financial stability, economic growth, fair housing opportunities, beautification, and youth development. Coatesville’s future success will be measured by consistent progress across multiple priority areas. The City aims to build upon current initiatives while addressing future community needs, particularly for youth development and resident engagement. Other key focus areas include maintaining and preserving new infrastructure investments, such as the $5 million Ash Park renovation project featuring state-of-the-art recreational facilities and stormwater management systems. This project exemplifies the city’s emphasis on creating community partnerships where residents help maintain and improve public and open spaces.

Economically, Coatesville has demonstrated measurable progress with median household income growing from $34,000 in 2015 to $52,000 as of 2025. Property values have risen nearly 30%, significantly increasing property values for long-term homeowners. 

The city will continue working to attract newcomers and businesses while supporting existing enterprises, recognizing that quality schools, housing options, and entertainment venues collectively make the community more attractive to residents and visitors alike. Through sustained collaboration with county and state partners, Coatesville remains focused on maintaining this positive trajectory while addressing ongoing challenges in housing, employment, and community development.