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The Comprehensive Plan recommendations are presented in
this section. They are based on the findings of both the Visioning
process discussed in the previous section and the analysis of the information
Inventory, which is presented in the last section of this report.
The Plan recommendations are presented as borough-wide and
neighborhood specific, using the eight planning areas developed for this
plan. A uniform format is used to present the plan for each planning area in
order to provide the background context for the recommendations. This format is
as follows:
1.
A summary of issues discussed during both the Visioning and Task
Force work sessions.
2.
Recommendations for the area from the 1986 Growth Management Plan
and the 1992 Open Space, Recreation and Environmental Resources Plan.
3.
Results of a Zoning and Subdivision Analysis that examined
the subdivision and development potential of individual lots under the existing
zoning criteria.
4.
An inventory of Environmental and Historic Resources within
the planning area.
Recommendations are suggested for each planning area and
include the following general types of action that may be required. These are
further set forth in the Implementation Chapter.
1.
Future Development Issues. A discussion of potential land
development issues in the planning area and recommendations regarding each
issue.
2.
Zoning Changes. Recommended zoning ordinance amendments, if any.
3.
Historic Preservation and Districts. Recommendations concerning
historic preservation and possible historic district expansions or additions are
discussed under this heading.
4.
Other issues of merit that do not fit within any of the
above categories.
The West Chester Comprehensive Plan addresses the following
general plan requirements of the Pennsylvania Municipalities Planning Code:
The future development objectives are principally embodied
within the general plan recommendations that address Borough-wide issues and the
specific recommendations prepared for each of the eight (8) planning areas used
in this report. These principals include:
1.
The Borough should remain basically a pedestrian oriented community.
2.
The Borough’s historic architectural resources and street and alley grid
development pattern should be respected.
3.
Opportunities should be provided for the future growth of employment
within the Borough.
4.
The livability and quality of life in the Borough should be maintained
and improved by directing future housing growth to areas best equipped to
accommodate additional housing and by addressing existing neighborhood problems,
particularly those in areas where the existing housing density exceeds the
capacity of existing parking and circulation systems.
The Comprehensive Plan provides both Borough-wide
recommendations and recommendations specific to each of the 8 Planning Areas or
neighborhoods. In general, the plan recommends the preservation of the land use
patterns that have been established over the Borough's past 200 years of
development. Within this established context, Planning Areas 1 through 6
represent the Borough's residential neighborhoods that surround the Town
Center and Commercial Services core, which are represented by
Planning Area 7.
Planning Area 8, in the southeast corner, has evolved as
the Borough's industrial district. While it is recommended that industrial uses
remain concentrated in this area, it is also recommended that a sub-section of
Planning Area 8 be permitted to be redeveloped with a compatible mix of
residential, commercial and industrial uses according to specific urban design
criteria that emphasizes pedestrian circulation and streetscape design.
Although virtually all uses within Planning Areas 1 through
6 are residential, Planning Area 2, ----- the northeast quadrant of the Borough
-- also contains the Chester County Hospital, Henderson High School and numerous
associated office uses, and Planning Area 5 -- the southwest quadrant --
contains West Chester University. These "institutional" uses and their
associated office uses are recommended to remain. Another non-residential use
within the residential planning areas include corner or neighborhood stores,
which are also recommended to remain as providers of convenient neighborhood
commercial services.
A plan for housing needs is addressed within the context of
the borough-wide and Planning Area specific recommendations as follows:
1.
Through the preservation and enhancement of the existing residential
neighborhoods.
2.
The recommendation that the roughly 100 historic carriage houses within
the residential neighborhoods in the borough be permitted to be renovated as an
additional residential use within the principal tax parcel.
3.
The recommendation that a new zoning district be created within the
existing industrial area of the Borough to allow residential mixed use
development.
4.
The recommendation that a portion of the south side of the 100 block of
East Chestnut Street be rezoned from the "Town Center" zoning district to
"Neighborhood Conservation" and that the south side of East Barnard Street east
of Franklin Street to Bolmar be rezoned from "Industrial" to "Neighborhood
Conservation."
5.
The recommendation that the zoning "block classification" of the Elks
Club property on West Chestnut Street be changed from "A" to "C" to permit
higher density residential development.
6.
The recommendation that a "student housing facility" use be defined in
the zoning ordinance.
7.
The recommendation that the density limitation for residential
development in the "Town Center" zoning district be eliminated.
A Plan for the Movement of People and Goods is specifically
provided for as the plan for "Circulation and Parking."
A Plan for Community Facilities and Utilities is
specifically provided for as the plan for "Community Facilities."
The Comprehensive Plan finds that existing measures within
the Borough Zoning Ordinance adequately protect natural resources within the
Borough -- such as wetlands and floodplains -- and recommends that these
provisions remain in force. The Comprehensive Plan does recommend that to
ensure adequate protection of the Borough's historic resources a West Chester
Borough Historic Preservation Plan be prepared. Another historic resources
protection measure in the Comprehensive Plan is the recommendation that the
zoning ordinance be amended to allow alternative uses for the Borough's historic
carriage houses in order to provide an economic incentive to promote their
maintenance and preservation through adaptive reuse.
The following recommendations apply to all areas of the
Borough. An Overall Recommendations Plan is also included as Map 2 which
illustrates a summary of both the General Recommendations and the Planning Area
specific recommendation to provide a borough-wide context for all of the plan
recommendations. This maps also shows the eight (8) planning areas used in the
plan. Both the General Recommendations and the Planning Area specific
recommendations address the Future Land Use and Housing Plan
comprehensive plan issues.
1.
Historic Preservation Plan. In order to ensure the
thorough documentation of historic and architectural resources in the Borough
and the preservation of these resources, the Borough should pursue the
preparation of a “West Chester Borough Historic Preservation Plan.”
2.
Carriage Houses. The number of existing carriage houses are
listed for each Planning Area and shown on the Planning Area recommendations
map. Existing carriage houses were inventoried and analyzed as part of this
project. Historic research identified over 250 carriage houses and stables, and
a field survey found that roughly 160 remain and a little over 100 retain most
of their original architectural fabric. About a third of these have been
converted into residential properties and are in excellent condition.
Since current zoning generally prohibits the other carriage houses from
similar conversion to economically viable uses and may be threatened with
demolition, it is recommended that an “Historic Carriage House Overlay District”
be created as an amendment to the zoning ordinance to accommodate their reuse as
either a dwelling unit, an office limited to no more than three (3) employees or
a craft/artist studio. Subdivision of carriage houses from the principal parcel
should be discouraged.
3.
Sidewalks. A Sidewalk Inventory and plan should be
prepared to ensure the Borough is adequately serviced with sidewalks.
4.
Student Housing. It is recommended that an ordinance be
prepared and adopted that defines “student housing facilities” and limits the
number of such facilities per block.
5.
Traffic Calming. “Traffic Calming” techniques (one-way
street systems, stop signs, traffic lights, etc.) should be implemented to
protect residential neighborhoods from hazards associated with high traffic
volumes and speeding.
6.
Street Trees. Street trees are a valued component of the
West Chester streetscape. While the Borough, through the activities of the
Urban Forester, maintains an active street tree maintenance and planting program
and will plant street trees at no cost to the property owner, property owners
are responsible for the cost of purchasing the new tree and of removing dead or
dying trees. The Borough should investigate the feasibility of developing a
program to assist low income property owners in meeting these costs.
7.
West Chester University. Since the southeast and southwest
planning areas are adversely impacted by the preponderance of student housing,
the density of student housing in these areas should be reduced. The Borough
should actively oppose any West Chester University actions, inactions or plans
that will not reduce or that will increase the problem of student housing and
parking in the Borough and, if necessary, the Borough should do so by
petitioning, lobbying or otherwise contacting the Pennsylvania Legislature
and/or Executive Branch of Pennsylvania government including, but not limited
to, the State System of Higher Education, the Department of Education and the
Governor’s Office.
8.
Chester County Government. Maintain an open line of
communication with the County.
9.
2010 Census. The next comprehensive plan update should
occur subsequent to the 2010 Census, when that data becomes available.
The boundaries of the eight planning areas used to present
the recommendations in this section are also shown on Map 2, Overall Plan
Recommendations. The eight planning areas include six mostly residential
districts and two mostly non-residential districts.
The residential districts (Planning Areas 1 through 6)
represent the general division of the Borough into quadrants defined by the High
and Market Street corridors, with the additional identification of two somewhat
isolated residential neighborhoods in the east and west ends of the Borough.
With the exception of northwest Planning Area 2 and southwest Planning Area 5,
all of these planning areas are within the residential “Neighborhood
Conservation” zoning districts.
The Borough commercial core is represented by Planning Area
7, defined by the “Town Center” and “Commercial Service” zoning districts, and
Planning Area 8, defined by the “Limited Industrial” zoning district.
As stated at the beginning of this section, the format for
presenting the planning area specific recommendations includes and initial
discussion of the planning context of the area to document past planning
initiatives and current development or neighborhood quality issues.
PLANNING CONTEXT
Visioning and Task Force Observations
While there are no specific citizen or neighborhood
organizations active in the Northwest Planning Area, relevant visioning comments
came from Borough-wide public meeting and from observations of Borough staff and
individual Task Force members during work sessions. A group is active in this
area to address issues concerning Hoopes Park, but was not organized at the time
of the visioning meetings organized in the spring and summer of 1999.
West Chester Country Club
·
Explore future development options if golf course is moved.
·
Maintain High Street and Country Club as a major visual entrance
to Borough.
·
Ensure provision of public open space and recreation amenities.
·
Any development should conform to the Borough street pattern.
The Neighborhood in the St. Agnes Vicinity
·
Requires general improvement with respect to drug use, car thefts,
trash, and rental unit problems.
General
·
Address encroachment of offices into residential neighborhoods.
·
Address concerns of noise, parking and intensity of use in Hoopes
Park.
Prior Planning
1986 Growth Management Plan
·
The Plan addressed this planning area as northwest and part of
north and north central sectors, Management Areas 1, 2, 5, 9 and part of 10 west
of High Street.
·
Overall maintenance of single family detached dwellings (except
for Barclay and Washington Street School properties) in the north and row / twin
houses in the south. Discourage conversions to apartment and office uses.
·
“Cluster” residential development of the Country Club site, the
Mayfield and current “Walden Woods” site.
·
Protect trees and open space and High Street entrance to the
Borough.
·
Prepare Master Plan for Hoopes Park, and provide more parking if
feasible.
·
Explore residential conversion of the Barclay and mixed use
residential / office for Washington Street School properties.
1992 Open Space, Recreation and Environmental Resources
Plan
·
Protect the Borough entrance and address beautification along
North High Street
·
Explore the potential for a historic district along Virginia
Avenue and North Church Street.
·
Country Club and “Walden Woods” site (now developed) were
identified as potential sites for future public open space / recreation
facilities.
Zoning and Subdivision Analysis
Zoning
·
The planning area is mostly NC-1 and NC-2; Public Housing is
NC-3. Professional Office Overlay district along High Street permits office
conversions. The Traditional Neighborhood Development (TND) option available in
NC-1 requires stricter adherence to the Borough’s historic street and alley grid
development patterns.
Subdivision
·
Several large lots may be subdivided: Elks Club, Country Club, and
Apple Hill.
·
Other potentially developable properties are limited by
topography, deed restrictions, lot configuration or existing structures.
·
The “Mayfield” and “Walden Woods” properties have been developed
since the1986 Growth Management Plan.
Environmental and Historic Resources
·
Steep slopes are present along the west sides of North and South
Maryland Avenue.
·
Hydric soils and possible wetlands are associated with the stream
valleys of the two Taylor Run tributaries.
·
The planning area has fourteen (14) carriage houses. Two are
eligible for the National Register of Historic Places (Barclay Home, 535 N.
Church and Jerome Gray Mansion, 410 N. Church).
·
The area east of north New Street and south of Biddle Street
constitutes most of the contiguous historic buildings and/or neighborhoods in
this planning area.
RECOMMENDATIONS PLANNING AREA 1
1.
Future Development Issues
- West Chester Country Club. Amend NC-1 zoning to require
that future development of this site connect with and conform to the existing
street grid.
- Elks Club. Current NC-1 – block class “A” is not
realistic for this area. It is recommended that the block class be change to
“C”, which provides for a minimum lot size of 6,500 s.f., rather than 20,000
s.f.
2.
Zoning Changes
- Ordinance change recommendations are discussed above
under West Chester Country Club and below under Gateway Corridor.
3.
Historic Preservation Plan
- In the Northwest, the Historic Preservation Plan would
generally address an area east of N. Wayne from Chestnut to W. Lafayette and
east of N. New from Lafayette to W. Ashbridge -- which roughly defines the
area of contiguous development established prior to 1950.
4.
Other Recommendations
- Hoopes Park. Prepare a Park Master Plan to address the
future design and use of this park.
- Gateway Corridor. Amend the NC-1 zoning as follows:
(1)
Require at least a 50-foot setback along High Street as a formal
tree-lined entrance to the Borough.
(2)
Prohibit additional curb cuts on High Street.
(3)
Seek funding for and prepare a “Gay, Market, West Chestnut and Hannum
Avenue Gateway Design Plan” to recommend streetscape and pedestrian enhancement
projects in both Commercial Service zoning districts. This project should also
recommend specific zoning changes to require compliance with this Gateway Plan
for both new construction, change of use, or building additions. Alternative
implementation measures should include grant or Borough funding of improvement
projects not deemed feasible through the land development process.
Planning Context
Visioning & Task Force Observations
The North-Central Neighborhood Association was the primary
source of comments regarding the northeast neighborhood during the visioning
process. Comments are summarized as follows:
The Hazlett Building may be appropriate for offices or
senior housing. Provide incentives for residential use.
·
Henderson High School will be used for a middle school which
mitigates parking issues.
·
7 Oaks Apartment and Chester County Hospital have stormwater
runoff issues.
·
The Agway Property may have issues of noise, parking and intensity
of use if use changes.
·
Several large, vacant and potentially subdividable properties are
located here.
·
Consider the conversion of 300 North Franklin Street to rooming
houses.
·
Increased density not desired.
·
Address the management of office and town center encroachment.
Prior Planning
1986 Growth Management Plan
·
This planning area was addressed as northeast (part of the north
and north central sectors - High Street east), and Management Areas 3, 4, 7, 10,
11, 12
·
This area should remain residential with zoning changes only for
single or cluster developments. The exception is C-5 (now IS)
medical/institutional sector.
·
The Medical Sector (easternmost area) anticipates expansion of
medical facilities. Future expansion requires consideration of rezoning
requests.
·
Consider recommendation of additional playground facilities as a
neighborhood park possibly east of Ashbridge and Franklin Streets.
·
The Borough should facilitate safer pedestrian crossings in the
vicinity of medical uses on Marshall Street.
·
Review plans for re-use of Separator Work's property for National
Register significance.
·
Maintain open communication with the School Board regarding the
use of Henderson High School.
1992 Open Space, Recreation & Environmental Resources
Plan
·
Protect the Borough entrance and support beautification along
North High Street.
·
Explore the potential for a historic district for the “Henry
Price” houses at Virginia and Matlack Streets and the vicinity of Marshall
Square Park to High Street.
·
The large lots north of Ashbridge and Matlack Streets (most of
which now includes new Barclay) were identified as potential sites for public
open space and recreation facilities.
Zoning and Subdivision Analysis
·
Several large lots along north High and Walnut Streets can be
subdivided for single family detached dwelling units.
Environmental and Historic Resources
·
The only significant environment features consist of hydric soil,
possible wetlands and steep slopes associated with the stream valley in the
vicinity of Marshall Drive.
·
Of the nineteen (19) carriage houses, one is eligible for the
National Register of Historic Places (Historical Society/Horticultural Hall).
Numerous properties were listed in the 1980 Historic Sites Survey, including
Marshall Square Park and the West Chester Friends building complex.
Recommendations for Planning Area 2
1.
Future Development Issues
- To protect the visual integrity of this major Borough
entrance, it is recommended that the NC-1 zoning district design criteria be
amended – see Gateway Corridor below.
2.
Zoning Map Changes
- Include the Agway property on E. Chestnut Street,
(currently in the TC zoning district) in the NC-2 (C) zoning district to
encourage the completion of this block as a residential neighborhood.
3.
Historic Preservation Plan
- In the Northeast, this plan would address most of the
area west of Matlack Street and, with the exception of 7 Oaks Apartments and
Henderson High School, all of the area south of Marshall Street. This is an
area that generally defines the area of the Borough developed prior to 1950.
4.
Other Recommendations
- Gateway Corridor. Amend the NC-1 zoning to:
(1)
Require a minimum 50-foot setback along High Street as a formal
tree-lined entrance to the Borough.
(2)
Prohibit additional curb cuts on High Street.
Planning Context
Visioning and Task Force Observations
Most of the visioning comments for the East Planning Area
were from the general public meeting and from the Civic Action Southeast (CASE)
neighborhood organization meeting.
·
West Chester Community Center: encourage the maintenance of
current use and open space.
·
The development of Hoffman Lumber will have significant
neighborhood impacts.
·
The area is surrounded by incompatible commercial and industrial
uses.
·
There are concerns about historic preservation and concerns about
the cost associated with historically correct renovation and maintenance.
Prior Planning
1986 Growth Management Plan
·
This planning area was addressed as East (part of East Central
Sector including part of Management Area 15, south of Market Street).
·
Acknowledge major eastern entrance to the Borough and central
business district.
·
South-Central section (south of Market Street) evaluated for
zoning protection to existing and adjoining residential neighborhoods.
·
Evaluate reuse of railroad station area based upon commuter rail
service use or lack of use. Additionally, examine area for recreational and/or
open space uses and bicycle and pedestrian path use.
·
Develop a streetscape design for the eastern portion of Gay and
Market Streets.
1992 Open Space, Recreation & Environmental Resources
Plan
·
Protect the floodplain / greenway corridor along Goose Creek.
·
Protect the entrance / beautification plan needed for E. Market
(and Gay) Street.
Zoning and Subdivision Analysis
·
Zoning is NC-2 and there are several infill lots are along East
Miner and Bolmar Streets.
Environmental and Historic Resources
·
Magnolia House Hotel (300 East Miner Street) is an historic
property.
·
Other historic resources of this are documented in the appendix to
this report.
·
The 300 block of East Miner Street is in the 100-year floodplain.
Recommendations for Planning Area 3
1.
Future Development Issues
- East Miner and Bolmar Streets have several infill lots.
Current NC-2(C) zoning criteria permits single family detached dwellings on
4,000 s.f. lots and attached single family dwellings on 2,000 s.f. lots. This
will ensure that infill lots will be developed in conformance with existing
neighborhood development patterns.
2.
Zoning Map Changes
- Revise the zoning map to include all or a portion of all
properties along the south side of E. Barnard Street in the NC-2(C) zoning
district. This zoning district line should extend to a depth equivalent to
the existing residential lots along this street (about 100 feet).
- Ensure that the zoning ordinance require parking access
for new dwellings in this area be provided from an alley and not via curb cuts
along E. Barnard Street.
3.
Historic Preservation Plan
- This plan would address virtually all of the East
Planning Area.
4.
Other Recommendations
- Neighborhood Improvement Projects. Complete the
streetscape improvements currently under construction along East Miner Street
(side walks, street trees, storm sewers) along the other streets in this
planning area.
- Work with the Chester County Housing Partnership in
promoting the availability of home improvement funds to help upgrade some of
the housing in this area.
Planning Context
Visioning and Task Force Observations
·
Comments originate from the Borough-wide community meeting and
neighborhood meetings with both Civic Action Southeast (CASE) and South Walnut
Street neighborhood associations.
·
Vacant properties include the Integra Medicus complex and two
historic buildings.
·
Problems include absentee landlords; property neglect and lack of
respect for the preservation of architectural features.
·
Need to control “demolition by neglect.”
·
Need more stringent enforcement of property repairs and
maintenance; concern over property values; consider mechanisms to make
landowners more responsible and aid owners in restoration.
·
Affordable housing is vulnerable to degradation by student
rentals.
·
The density of rental units has increased without control of
negative impacts.
·
Encourage housing ownership.
·
West Chester University should provide more student housing.
·
The University parking garage will have direct impacts.
·
Green Field parking is used by Ramsgate.
·
The intersection of High and Rosedale is unsafe, particularly for
pedestrians.
·
Sidewalks are in poor condition and alleys need more light.
·
Alleys are used like streets.
·
Bayard Rustin Park requires improved maintenance.
Prior Planning
1986 Growth Management Plan
·
This planning area was addressed as southeast and management area
24 and portions of Area 20, south of Miner Street and Area 21, west of Conrail
tracks.
·
The Borough and University should work cooperatively to establish
compatible policies, specifically with regard to off-campus student housing.
·
Existing parking problems throughout the Southeast sector require
on-going examination: evaluation of community parking lots, code enforcement,
re-instatement of commuter rail service, improvement of Nields Station and the
possible commitment of additional Borough funds.
·
A potential historic district was identified as South Walnut
Street, between East Union and Magnolia. A playground is needed in this area.
·
Parking conditions requires further evaluation. Consider the
possibility of a small community lot in the vicinity of Matlack and Barnard
Streets.
·
Goose Creek requires evaluation regarding water quality and
streambank erosion control.
·
All properties in the designated floodplain area need to be
examined to identify non-conforming uses.
·
Safety improvements are needed at the Union Street railroad
crossing.
·
Traffic patterns that minimize truck traffic on residential areas
should be developed.
1992 Open Space, Recreation & Environmental Resources
Plan
·
Four lots in the Goose Creek floodplain are identified as having
open space and recreation potential.
·
Goose Creek floodplain should be identified as a greenway
corridor.
·
Beautification of the Borough entrance is recommended for the
South High Street corridor.
·
The South Walnut Street blocks between Union and Lacey have been
identified as a potential historic district.
Zoning and Subdivision Analysis
·
Several vacant infill lots are located in the district that may
provide one dwelling unit each. While several lots are currently occupied at
less than the zoning density, the geometry of these lots would require
demolition of existing houses in order to accommodate new lots. The entire area
is zoned NC-2, which depending on block class, permits single family detached
and attached dwellings on lot sizes ranging from 2,000 to 7,000 s.f.
Environmental and Historic Resources
·
Goose Creek floodplain runs through this area.
Recommendations for Planning Area 4
1.
Future Development Issues
- Explore the development possibility of the vacant infill
lots for dwelling units.
2.
Zoning Map Change
- Include the property on the southeast corner of Barnard
and Matlack Streets in the new “Mixed Use” zoning district of residential and
limited office/light industry uses to encourage reuse for residential and
compatible non-residential uses. This is discussed in more detail under
Planning Area 8.
3.
Historic Preservation Plan
a. In the
Southeast, the preservation plan would address virtually all areas except the
Apartments for Modern Living on Matlack Street and the extreme southeast area of
the Borough including Green Field and the development next to Mosteller Park.
4.
Historic District
- The local HARB district should be expanded to include
properties along south Walnut Street and adjacent areas in the southeast area
of the Borough.
5.
Other Recommendations
- Improve the area along Goose Creek between Magnolia and
Lacey Streets as a linear park.
Planning Context
Visioning and Task Force Observations
Most of the visioning observations came from the
Borough-wide community meeting and a neighborhood meeting hosted by the Friends
of Everhart Park. Issues discussed included the following:
·
Miner and Price Streets have high traffic volumes, truck traffic,
and noise.
·
A grocery store is needed.
·
Improve maintenance at Everhart Park. Large events, such as May
Day and Turks Head Music Festival make this the most intensely used park in the
Borough.
·
Sidewalks are need along South Bradford Avenue.
Prior Planning
1986 Growth Management Plan
·
Everhart Park needs a master plan with neighborhood input that
focuses on management needs and relationship of the park to adjoining
neighborhoods.
·
The residential neighborhood in the area of Union Street
characterized by alleys and outbuildings needs to be protected. Existing
multi-family dwellings need to be reviewed for code compliance.
·
The residential neighborhood defined by South Wayne, Barnard,
Wollerton and South Church Streets boundaries has considerable potential as a
historic district. The existing residential and architectural character of this
area should be maintained and protected. Apartment and office conversion in
this area is allowed by special exception.
·
The Southwest Sector is predominantly residential and measures
should be taken to control traffic and speed, particularly around Price Street.
·
Management Area 25 (south of Nields Street) should remain
single-family residential.
·
A landscaped buffer to enhance New Street and screen university
loading docks and the power station is encouraged. Maintaining a liaison
between the University and the Borough facilitates such issues.
1992 Open Space, Recreation and Environmental Resources
Plan
·
Vacant parcels in the vicinity of Dean and Everhart Street and at
the extreme southwest corner of the Borough have been identified as having open
space and recreation potential.
·
Plum Run floodplain was identified as a greenway corridor.
Zoning and Subdivision Analysis
·
The largest area of undeveloped land in the southwest portion of
the Borough consists of about four acres along the 500 and 600 blocks of Dean
Street. The area is currently in the NC-1(B) zoning district, which permits
detached single family dwelling units on 12,000 s.f. lots. The Traditional
Neighborhood Design (TND) option allows the reduction in lot size to 7,500 s.f.
in exchange for accepting design criteria more compatible with existing historic
development patterns.
Environmental and Historic Resources
·
Southwest Planning Area has 39 carriage houses, more than in any
other area of the Borough.
·
Numerous properties are listed on the 1980 Historic Site Survey,
including Everhart Park. The Everhart Tract Historic District has received a
“determination of eligibility” for listing on the National Register in the early
1980s but the formal nomination was not completed.
·
Although not indicated on the Chester and Delaware Counties Soil
Survey, an area of wetlands is in the vacant parcels at the western / unpaved
end of Dean Street. Everhart Park has an extensive area of hydric soils.
Recommendations for Planning Area 5
1.
Future Development Issues
a. The
largest area of undeveloped land in the southwest portion of the Borough
consists of about four (4) acres along the 500 and 600 blocks of Dean Street.
The area is currently in the NC-1(B) zoning district, which permits detached
single family dwelling units on 12,000 s.f. lots. The Traditional Neighborhood
Design (TND) option allows the reduction in lot size to 7,500 s.f. in exchange
for excepting design criteria more compatible with existing historic development
patterns. This zoning adequately addresses the future development of this
property.
- West Chester University proposes in its campus master
plan development of additional classrooms, offices and residence halls on main
campus, and a structured (multi-level) parking facility. These improvements
are compatible with the character of the University neighborhood. The parking
structure will require zoning relief and will help to address the critical
parking shortage in this area. The University should also be required to
provide adequate parking to accommodate their needs prior to Borough approval
of their expansion plans.
2.
Zoning Changes. No zoning changes are recommended for this area.
3.
Historic Preservation Plan
a. This
plan will generally address all areas of the Southwest Planning area except
those areas south of West Neilds Street and the West Chester University Campus.
4.
Other Recommendations
- Everhart Park
-
Continue to implement the Park Master Plan.
-
Construction of curbing along the park is a critical need along
West Miner and West Union Street to discourage parking in the park.
- Price Street: Continue to pursue the de-designation of
Routes 52 and 100 through the Borough.
- Install sidewalks along the east side of Bradford
Avenue.
Planning Context
Visioning and Task Force Observations
Most of the visioning observations for this area came from
the Borough-wide community meeting and a small meeting with a group of residents
in the 300 block of W. Gay Street.
·
Noise and other problems are associated with Rex’s Bar (the former
“Joe’s”)
·
The location where West Gay Street becomes a two-way street (west
of N. Wayne Street), is a confusing traffic pattern.
·
Explore possible locations for a grocery store.
·
The former IGS / A&P market site has been proposed for a
night-club/bar and has concerned many of the area residents.
Prior Planning
1986 Growth Management Plan
·
Addressed as West. Management Areas 8 & part of 13, west of New
Street.
·
This planning area is comprised of five zoning districts having
residential and commercial uses, which have specific concerns.
·
Further examination of open space and recreational facility use is
required.
·
Improvement of walkways and general residential quality is
recommended in this primarily high-density apartment building living area.
·
A cooperative relationship with East Bradford Township is required
to insure continued improvement of this Sector regarding land use, traffic and
landscaping plans.
·
Specific attention to the appearance of institutional and public
parking areas and landscaping is required.
1992 Open Space, Recreation and Environmental Resources
Plan
·
Protect the Borough entrance; recommend streetscape improvements
of the Hannum Avenue corridor.
Zoning and Subdivision Analysis
·
Several vacant lots fronting alleys in the east end of this
district may be utilized for residential lots.
·
The industrial buildings of the former Lasco manufacturing
facility, currently occupied by various business uses, exist as non-conforming
uses. The NC-2(B) zoning in this area requires that the future redevelopment of
this site be for detached or attached dwellings.
Environmental and Historic Resources
·
Two historic carriage houses and several buildings are listed on
the 1980 Historic Site Survey, including the row of houses that include Rex’s
Bar.
·
There are no significant natural environmental features.
Recommendations for Planning Area 6
1.
Future Development Issues
- Several vacant lots fronting alleys in the east end of
this district may be utilized as residential lots. The existing NC-2
adequately addresses the future development of these lots.
- The industrial buildings of the former Lasco
manufacturing facility, currently occupied by various business uses, exist as
non-conforming uses. The existing NC-2(B) zoning in this area requires that
the future redevelopment of this site be for detached or attached dwellings on
5,000 or 3,000 s.f. lots, which adequately addresses the future development of
this site.
2.
Zoning Changes. No zoning changes are
recommended for this area.
3.
Historic Preservation Plan
- In the West planning area, this Historic Preservation
Plan would address most areas east of Brandywine Street.
4.
Other Recommendations
- Rex’s Bar, 344 W. Gay Street is a non-conforming use.
While its use as a “neighborhood bar” may be more tolerable for the immediate
residential neighborhood, the current “night club” type use is more
appropriate for a Town Center location. It is recommended that the Borough
encourage the owner to eventually relocate this use to a Town Center site. It
is also recommended that the owner continue to work with the neighborhood in
resolving existing problems with the operation.
Planning Context
Visioning and Task Force Observations
Extensive comments were received regarding the Town Center
at all community meetings and meetings with other Borough organizations. Most
comments related to maintaining retail opportunities and historic preservation.
The need for a grocery store was mentioned frequently. Also mentioned was a
need for better signage and “way-finding” systems and problems with double
parking on Gay Street.
Comments included the following:
·
Development issues related to the following properties: Spaz
Beverage parking lot, Benson building, Borough Lot 8, Agway, rail station,
Goodwill Fire, bank parking lots, new County court buildings, Rowan parking lot,
IGA parking lot.
·
Appearance and streetscape issues involve: litter, signage, design
criteria; historic structures maintenance and code enforcement; benches,
landscaping, public spaces.
·
Improve historic facades; coordinate with courthouse building and
renovation.
·
Traffic and speeding are a concern.
·
Loading zones, double parking along Gay Street.
·
Parking management: validated parking; incentives for lots and
meters versus ticket costs; allow 15 minute free garage parking; cooperative use
of private parking; too expensive for non-profit agency populations.
·
Parking allowance on both sides of High Street should be
evaluated.
·
Create a pedestrian zone downtown.
·
Focus on and plan for business attraction, retention and
management.
·
Provide one-stop shopping with a diversity of shops; desire for
additional services downtown; decrease the high turnover of downtown businesses;
provide stores to meet the needs of the elderly; first floor retail should be
required; retail on the ground floor of the county building; provide a kiosk to
guide shoppers.
·
A grocery store, theatre, department store, services, more
restaurants, and a medical clinic are needed.
·
Store hours of operation should be coordinated.
Prior Planning
1986 Growth Management Plan
·
This planning area was addressed as commercial, and was comprised
by the central sector and portions of the north central, east, southeast central
sectors and Management Areas 13, 14, and parts of 15, 18 and 20.
·
This area should continue to function as the Borough's central
business district and include a mix of retail, office, professional,
residential, and institutional uses.
·
Chestnut Street is considered a secondary business district.
Existing C-8 zoning should continue to be evaluated.
·
Landscaping and general appearance of this area is required.
·
St. Agnes Church property may be a potential Historic District.
·
Ongoing evaluation of business district's economic future
acknowledges concern for “balance” of services and retail.
·
A Market Street parking study is recommended.
·
Evaluate the Borough's municipal building property to determine
long-term needs and possible development options.
1992 Open Space, Recreation and Environmental Resources
Plan
·
In order to protect the Borough entrance, streetscape improvements
are needed on North and South High Street corridor.
Zoning and Subdivision Analysis
·
Former General Sales site and Borough Lot. The combination of
these lots may enable a commercial project of significant magnitude that could
help advance the economic viability of the town center
Environmental / Historic Resources
·
Most of the TC District is in the National Register “West Chester
Downtown Historic District.”
·
Several buildings are also individually listed on the National
Register.
Recommendations for Planning Area 7-A
1.
Future Development Issues
- Former General Sales site and Borough Lot 8. The
combination of these lots may enable a commercial project of significant
magnitude. The existing Town Center block class A / TC(A) is adequate to
address the future development of this site. However, the Height Option
overlay zoning criteria should be extended to include this property. The site
is also in the downtown Historic District; the Historical and Architectural
Review Board (HARB) must review any development on this site.
- Agway property on E. Chestnut Street. This site should
be rezoned as NC-2 (C) to encourage the completion of this block as a
residential neighborhood.
- Goodwill Fire Company Building on Gay Street. The
Borough should work with Goodwill Fire Company to locate a more suitable area
for the station.
- New County court buildings are proposed for the
courthouse block and W. Market Street next to the County’s “Dague” building.
Existing TC zoning and the Height Option overlay district criteria are
adequate to address these proposed projects, however the Borough should work
with the county to ensure that some of the first floor space will be available
for retail use. The courthouse block is in the downtown Historic District;
any development on this site must be reviewed by HARB.
- Vacant and Infill Lots. Several private parking lots
are located in the Town Center, such as the First National Bank of Chester
County and the First Union bank parking lots. They may be more appropriately
used for new downtown development. As with the other development issues in
the town center, the existing zoning criteria are adequate to address the
future development of these sites.
2.
Zoning Changes
- The “Agway” lot on East Chestnut Street should be
rezoned as NC-2 (C) residential district.
- Downtown Retail. Amend the zoning ordinance to create
zoning relief from required parking, impervious coverage and minimum green
area as specified in §112-32 for projects that restrict first floor use to
“retail stores and shops” or “restaurants,” and provide a first-floor retail
overlay district to facilitate retail uses in this area.
- Eliminate the parking “fee-in-lieu of” provision in the
zoning ordinance which requires payment of a per-space parking fee for parking
that is not provided.
- Eliminate the 1,250 s.f. per unit density requirement
for residential units in the Town Center district.
- The height limit in the Historic District portion of
this district should be lowered to respect the height of historic resources
found there.
- Extend the Height Overlay District to include the lots
just east of the Borough’s Mosteller Parking Garage.
3.
Historic Preservation Plan
- Portions of Planning Area 7 in the Town Center district
should be addressed in the proposed Historic Preservation Plan.
4.
Other Recommendations
- Continue to assist and financially support the West
Chester Business Improvement District Authority to help promote and administer
downtown commercial activity.
- Form a task force that includes representation of the
West Chester Business Improvement District (BID) Authority to pursue the
recruitment or development of a grocery store in the Town Center or Commercial
Service zoning districts to fulfill this critical need.
- Historic District guidelines. Direct HARB to prepare a
development and renovation project guide for the Historic District. The guide
should include specific information regarding appropriate architectural design
criteria.
- The Borough needs to adequately maintain brick
sidewalks, road surfaces, planters and tree grates, etc. This applies to
Market Street as well.
- Implement new automated parking payment technology, such
as the use of credit cards at Borough lots.
Planning Context
Visioning and Task Force Observations
As with the Town Center district, there were extensive
comments at the visioning meetings regarding the Commercial Service district at
the east and west Borough entrances. Comments included:
·
Streetscape appears cluttered and needs improvement.
·
Poor signage and lighting.
·
Lack of pedestrian linkages to residential and downtown areas.
·
Traffic speeds are a concern.
·
This area has vacant and underutilized properties.
·
Lack of cohesive business community relative to the downtown.
Prior Planning
1986 Growth Management Plan
·
This planning area was addressed as East (part of East Central
Sector including part of Management Area 15, south of Market Street).
·
Acknowledge this area as a major eastern entrance to the Borough
and central business district.
·
Evaluate reuse of railroad station area based upon commuter rail
service use or lack of use. Additionally, examine area for recreational and
open space uses.
·
Develop a streetscape design for the eastern portion of Gay and
Market Streets.
1992 Open Space, Recreation and Environmental Resources
Plan
·
Protect Borough entrance. Streetscape improvements recommended for
Hannum Avenue and E. Market / Gay Streets corridor.
·
Four lots adjacent to the west end of Hannum Avenue are identified
as having open space / recreation potential.
Zoning and Subdivision Analysis
·
The most notable vacant parcels in the two Commercial Service (CS)
zoning districts are the properties on East Gay Street directly across from
Borough Hall.
Environmental and Historic Resources
·
No historic resources are found in these areas.
·
Areas at the east end of Gay and Market Streets are in the
100-year floodplain.
Recommendations for Planning Area 7:B
1.
Future Development Issues
- Commercial Service district zoning criteria should be
amended to require sidewalks, street trees and parking design standards.
2.
Zoning Changes
- Commercial Service district zoning criteria should be
amended to require sidewalks, street trees and parking lot design standards to
improve the visual quality and pedestrian access in these areas. Zoning
changes should be preceded by a Gay Street, Market Street and Hannum Avenue
Gateway Design project, discussed below.
- The Commercial Service District should provide areas for
greater building heights.
3.
Historic Preservation Plan
- The area west of Adams Street in the east Gay/Market
Streets Commercial Service District should be included in the historic
preservation plan.
4.
Other Recommendations
- Seek funding for and prepare a “Gay Street, Market
Street and Hannum Avenue Gateway Design Plan” to recommend streetscape and
pedestrian space enhancement projects in both Commercial Service districts.
This project should also recommend specific zoning changes to require
compliance with the Gateway Plan for new construction, change of use or
building additions. Alternative implementation measures should include grant
or Borough funding of improvement projects not deemed feasible through the
land development process.
Planning Context
Visioning and Task Force Observations
Most of the visioning observations about the Industrial
Planning Area were made at the Borough-wide community meeting, and at the
neighborhood meeting with the Civic Action Southeast (CASE) neighborhood
association. Observations included the following:
·
Hoffman Lumber is closing. Redevelopment of this site will have a
major impact on the neighborhood.
·
The new owner of the Fermtec site is considering residential uses.
·
There have been inquiries at the Borough concerning the
possibility of residential uses in this area.
·
The neighborhood is severely impacted by some of the uses in this
area.
·
There is a need for better visual screening between industrial and
adjacent residential uses.
Prior Planning
1986 Growth Management Plan
·
This planning area was addressed as Industrial and located in
Management Area 21.
·
Consideration of Borough floodplain issues needs on-going
consideration in all zoning and development plans.
·
Evaluate all properties for non-conforming floodplain issues.
·
Evaluate Goose Creek for water quality and erosion issues.
·
Develop a traffic plan to minimize truck traffic in adjoining
residential neighborhoods.
1992 Open Space, Recreation and Environmental Resources
Plan
·
One lot adjacent to the SEPTA right-of-way opposite Green Field
was identified as having open space and recreation potential.
Zoning and Subdivision Analysis
·
The former and currently vacant Hoffman Lumber and Fermtec
properties are major redevelopment projects in the industrial district.
Environmental and Historic Resources
·
The row of homes in the 300 block of South Adams Street is
included in the1980 Historic Site Survey.
·
Much of the area west of Adams and south of Union Streets is in
the 100-year floodplain.
Recommendations for Planning Area 8
1.
Future Development Issues
- The currently vacant Hoffman Lumber and Fermtec
properties are major redevelopment projects in the industrial district. These
properties should be included in a new Mixed Use Residential/Office/Light
Industrial zoning district, which is discussed under Zoning Changes below.
2.
Zoning Changes
- Revise the zoning map to include all or a portion of all
properties along the south side of East Barnard Street in the NC-2(C) zoning
district.
- The Industrial district should permit areas for greater
building heights.
- A new Residential Mixed Use zoning district should be
created in this area to permit the development of residential, office and
light industrial uses. Since this zoning district would permit residential
uses, the non-residential uses should only be those considered compatible with
adjacent residential uses. Specific criteria in this ordinance should address
the following:
(1)
Traditional neighborhood design principals, such as sidewalks, street
trees, rear yard parking and a street / alley block layout.
(2)
Residential densities of up to 20 dwelling units per acre (i.e. 2,000 s.f.
lot minimum lot sizes) should be accommodated.
(3)
Buildings for office and light industrial uses should be situated on lots
according to similar design criteria used for residential lots. Front yard
parking should not be permitted.
(4)
Non-residential uses should include only those whose hours of operation,
delivery access and noise will not create conflicts with adjacent residential
uses.
(5)
The Residential Mixed Use Zoning District is designed to form a buffer
between the existing Industrial District in the southwest corner of the Borough
and the residential neighborhoods along E. Barnard Street to the north and S.
Matlack and Franklin Streets to the west. It includes all areas in the current
Industrial District north of the southern property line of the former Fermtec
property and all areas west of S. Adams Street. It is recommended that this
district extend west of the SEPTA rail right-of-way and include the property on
the southwest corner of East Union Street and the SEPTA right-of-way in the new
“Mixed Use” zoning district.
d. The
SEPTA right-of-way should be zoned as a transportation corridor to prevent its
conversion to other uses and to encourage its continued rail transportation
function.
3.
Historic Preservation Plan
a.
The Historic Preservation should provide documentation of the development
history of this area, which has little remaining of the historic built
environment.
Improving circulation and parking conditions in the Borough
is a goal of importance to residents and the business community. The
Transportation Inventory provided current data from several traffic studies
produced over the years. The recommendations that comprise this plan are
offered to help the Borough provide improved access for its residents and
visitors.
1.
Maintain the road network and improve road safety and efficiency in a way
that respects streetscape features, including street trees, pedestrian areas,
relatively narrow cartways, brick sidewalks and historic resources of West
Chester.
2.
The Borough should continue its involvement in regional efforts to
de-designate Routes 52, 842 and 322 business to restrict the direction of travel
and vehicle types that pass through the Borough.
3.
Encourage the construction of the 322 bypass interchange north of the
Borough to operate at full potential by the addition of southbound Route 202 and
northbound Route 322 access ramps.
4.
Continue to encourage cooperative transportation planning with adjacent
municipalities.
5.
Evaluate the continuance of traffic signalization to include coverage to
all major corridors entering and leaving the Borough of West Chester.
6.
Reassess the levels of service at all affected intersections after
implementation of the “closed loop” signal system. Coordinate signal timing to
effectively manage congestion and traffic incident management.
7.
Utilize traffic calming techniques such as narrower roadways, landscaped
parking areas, signage, speed humps, bump outs and elevated crosswalks.
8.
Implement a Borough-wide signage program to provide signage for
attractions, streets, public parking areas, landmarks, and school zones. The
program should promote creativity and good design.
9.
The Borough should consider increasing the enforcement of speeding laws
on major through streets in the Borough.
10.
The current pavement marking program should be re-evaluated and revised
to make certain that standard visibility and reflective levels for striping are
in place year-round, that lane striping is clear, and turning lanes are marked
appropriately throughout the Borough.
Pedestrian
1.
Design pedestrian accesses from parking areas to the central business
district and generally promote a walkable community by maintaining sidewalks,
improving and installing pedestrian-scale lighting and signage, maintaining
crosswalk striping.
Transit
1.
Continue to evaluate ridership demand on existing bus service routes and
work with SEPTA to establish additional routes to serve the growing needs of
Borough residents. Encourage public transportation improvements and provide
adequate bus stop signage and shelters.
2.
Support the construction of a new transit terminal in the Borough of West
Chester if the opportunity is present.
3.
Study re-implementation of the Run-A-Round or similar local shuttle bus
service and the provision of additional taxi service within the Borough and
region.
4.
Support and encourage SEPTA in continuing to utilize the existing rail
line for freight and tourist ridership to maintain the tracks.
5.
Monitor and participate in the efforts to extend SEPTA’s R-3 rail line to
a new station at Wawa. Encourage the inter-suburban line that would connect
passenger rail service to West Chester from the south.
Bicycling
1.
Implement recommended pavement-marking improvements to network bikeways
in the Borough to other bicycle connections as proposed by the Chester County
Planning Commission.
1.
To increase use of available space, include the addition of a parking
signage plan in an overall Town Center “way finding” project.
2.
Promote sharing of private parking lots and private on-street parking
stalls at off-peak times, through special agreements.
3.
Provide alternative parking areas for business owners and residents of
upper-floor apartments in the downtown business district to avoid the occupancy
of “prime” spots that could be utilized by downtown business patrons.
4.
Provide incentives for the use of peripheral parking for downtown
business patrons, such as free parking validation or extended meter parking.
The Community Facilities and Services Plan is a plan for
municipal facilities, services and administration.
Building and Housing
1.
Adopt a rental housing code to promote the health, safety and welfare of
Borough residents and to protect neighborhoods against physical and economic
deterioration. To that end, the Borough should also adopt procedures to
administer the registration of rental leases and lease renewals.
2.
The Borough should consider providing information that explains the
Rental Housing Code to local owners, agents and managers of rental units without
charge.
3.
The Borough should monitor the frequency of inspections and code
violations to ensure that appropriate resources are provided for the protection
against substandard rental housing and ensure reasonable comfort to these
residents.
4.
The current building codes should be reviewed and revisions suggested to
prevent the deterioration of existing buildings and housing.
Information Technology
1.
The Borough should continue to implement GIS as an effective way to
manipulate and analyze data regarding municipal planning, infrastructure and
land use issues.
2.
An Internet web page should continue to be utilized to post information
and as well as encourage citizen involvement in municipal activities and the
efforts of the Central Business District.
3.
Encourage telecommuting opportunities to position the Borough to respond
to potential future network needs.
4.
Maintain coordinated system software and data sharing between Borough
departments.
Borough Facilities
1.
Maintain and expand community facilities as needed to meet the wide range
of Borough services.
2.
Maintain open lines of communication with the Police Department, the
Recreation Department and the Library in assessing their facility space needs.
3.
Prioritize and incorporate public building needs into the capital
improvements budget process.
Recommendations for Public Safety
1.
Work cooperatively with the Goodwill Fire Company in finding alternative
site for its facility.
2.
Provide effective emergency operations to mitigate the impacts of hazards
or disasters; prepare measures that preserve life and minimize damage; respond
during emergencies and provide necessary assistance and establish a recovery
system in order to quickly return the Borough to its regular level of
functioning.
3.
The Borough needs to update its Emergency Operations Plan yearly to
adequately address residents’ needs.
Recommendations for Infrastructure
1.
Continue to provide for and maintain Borough sanitary sewer facilities to
provide for the safe and efficient collection, treatment and discharge of
wastewater.
2.
Continue to pursue intergovernmental agreements to utilize the excess
sewage wastewater capacity.
3.
Participate in efforts that support an appropriate landfill for the
projected solid waste needs.
4.
Continue to actively pursue stormwater management improvements to
mitigate and control flooding and stream bank erosion problems within the
Borough.
5.
Coordinate with Philadelphia Suburban Water Company for pipe
rehabilitation or replacement of the Borough’s older mains to adequately supply
potable water to residents.
6.
Additional parks and recreation opportunities should be provided where
appropriate.
7.
The West Chester Open Space, Recreation and Environmental Resources Plan
should be reviewed and revised to reflect the current Borough environmental and
recreational issues and needs.
Recommendations for Educational Facilities
1.
West Chester School District. Continue to monitor and actively
participate in the West Chester School District in serving the residents of the
Borough. Cooperate in the projected facility renovations and maintain open and
regular communications to facilitate school district planning as it relates to
the Borough.
2.
West Chester University. The Borough should continue to maintain
the tradition of ongoing dialogue and cooperation that has enabled the Borough
and West Chester University to amicably resolve issues related to campus and
Borough growth. The Borough will need to continue to take an active role in
West Chester University’s land use planning process and creatively develop
strategies to deal with the impacts upon its adjacent neighboring residents as
well as the Borough in its entirety.
3.
West Chester Public Library. The West Chester Public Library
should continue to provide programming and popular materials services at its
current location to serve Borough and regional users. The library building is
also a significant historical resource and all future changes and maintenance of
this building should reflect its unique historical and architectural qualities.
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