Township of West Goshen, PA Article XXVII Planned University Main Campus Overlay District

[Added 7-6-2021 by Ord. No. 10-2021]

§ 84-133 Purpose and intent.

The purpose and intent of the Planned University Main Campus Overlay District (PUC) is to recognize the unique character and interrelated complexities of appropriately regulating the campus use of West Chester University of Pennsylvania, or any successor university, relative to the following:

A. Plan for orderly, coordinated, unified development of the University Main Campus and related uses by developing uniform standards with adjacent municipalities that recognize that university facilities, infrastructure, traffic management, parking facilities, pedestrian circulation and stormwater management cross municipal boundaries.

B. Strengthen, maintain and preserve neighborhoods and improve existing housing stock in neighborhoods which surround or are immediately outside of the University Main Campus.

C. Encourage long-range planning for University Main Campus growth and allow for the success of the University in advancing the missions of the University and the Pennsylvania State System of Higher Education.

D. Establish boundaries and the maximum density for the future development of the University Main Campus.

E. Establish appropriate area and bulk standards to regulate campus size, building setback, building height, impervious coverage, impacts, buffering and setbacks.

F. Establish appropriate standards, regulations and conditions for parking facilities, vehicular circulation, and pedestrian circulation which promote safe and efficient movement between the University Main Campus, and the surrounding community.

G. Simplify the review and approval process for individual buildings and related facilities that conform to an approved University Main Campus Plan.

§ 84-134 Applicability of underlying zoning districts.

The standards of the Planned University Main Campus Overlay District herein shall be applicable to certain portions of the R-3 and I-2 Zoning Districts, as depicted on the Zoning Map, when approved by conditional use. The Planned University Main Campus Overlay District is composed of four District Classes: Class 1, Class 2, Class 3 and Class 4.

§ 84-135 Use regulations.

Land, buildings and structures within the Planned University Main Campus Overlay District may be used for one or more of the following uses and no others, provided that the uses are in conformance with a University Main Campus Plan as described in § 84-137, which has been approved by conditional use.

A. District Class 1.

(1) University educational facilities, including classrooms, laboratories required as a part of the curriculum and school libraries of a public or private college or university.

(2) Administrative and faculty offices related to the university functions to include, but not limited to, business office, data processing and student records.

(3) Student union, including dining venues, bookstore, meeting rooms and related ancillary uses.

(4) University food service facilities.

(5) University bookstore facilities.

(6) University health and counseling facilities.

(7) Student services.

(8) Geothermal pump house.

(9) A program administered jointly with a third party where the primary purpose of the program is educational in nature, by way of example only, a work/study program.

(10) Auditorium.

B. District Class 2.

(1) All uses permitted in District Class 1.

(2) Performing arts center.

(3) Parking garage.

(4) Student recreation center.

(5) Athletic/field house.

(6) Athletic fields for nonintercollegiate use.

(7) Any use of a similar character to the foregoing.

C. District Class 3.

(1) All uses permitted in District Class 1 and District Class 2.

(2) Sports stadium/arena.

(3) Athletic fields for intercollegiate use.

D. District Class 4.

(1) All uses permitted in District Class 1 and District Class 2.

(2) Convocation center.

E. Accessory uses in all district classes within the Planned University Main Campus District.

(1) Surface parking lot.

(2) One-story shed with a maximum total floor area of 1,000 square feet.

§ 84-136 Area and bulk regulations.

A. District Class 1. The following area and bulk regulations shall apply to all uses within District Class 1. When calculating the area and bulk requirements, all lands within District Class 1 which are owned by the University or an entity affiliated with the University shall be used.

(1) Planned University Main Campus Lot Area: includes all lands within District Class 1 which serve the campus, faculty, staff, students or affiliated entities.

(2) Lot coverage: 85% maximum.

(3) Green area: 15% minimum.

(4) The perimeter setback for all principal uses within the PUC District Class 1 shall be no less than 30 feet minimum, except when contiguous to a residential use, which shall be 50 feet minimum, with the 10 contiguous feet nearest the lot line planted and permanently maintained as a buffer area. Notwithstanding the foregoing, the front yard setback along West Rosedale Avenue shall be a minimum of 20 feet.

(5) Building height: four stories, but not greater than 50 feet.

(6) Parking setback from property lines. Minimum setbacks for surface parking lots: 10 feet, except that where the PUC District Class 1 abuts a residential district, the minimum setback shall be 25 feet.

B. District Class 2, District Class 3 and District Class 4. The following area and bulk regulations shall apply to all uses within District Class 2, District Class 3 and District Class 4. When calculating the area and bulk requirements, all lands within the respective District Class which are owned by the University or an entity affiliated with the University shall be used.

(1) Planned University Main Campus Lot Area: includes all lands within each District Class which serve the campus, faculty, staff, students or affiliated entities.

(2) The maximum height of buildings or other structures erected, enlarged, or used shall be 60 feet, provided that for any building or structure constructed in District Class 2 or 3 that is over 50 feet in height, the building shall be set back a minimum of 75 feet from all property boundaries.

(3) Minimum building separation distance: 20 feet.

(4) Minimum setbacks for surface parking lots: 10 feet, except that where the PUC District 2, 3 and 4 abuts a residential district, the minimum setback shall be 25 feet.

(5) Maximum lot coverage: 50%.

(6) Minimum green area: 15%.

(7) The perimeter setback for all principal uses within the PUC District Class 2, 3 and 4 shall be no less than 30 feet minimum, except when contiguous to a residential use, which shall be 50 feet minimum, with the 10 contiguous feet nearest the lot line planted and permanently maintained as a buffer area. Notwithstanding the foregoing, the front yard setback along East Rosedale Avenue shall be a minimum of 20 feet.

§ 84-137 University Main Campus Plan components.

A. After the effective date of the Zoning Ordinance amendment that enacts this Article XXVII, no land development or change in use of an existing building from a use not previously utilized by the University shall occur in the Planned University Main Campus Overlay District except in compliance with this Article XXVII.

B. In order to assure that development within the PUC District complies with the purpose and intent of this Article XXVII, the University shall prepare and submit to the Township a conditional use application which shall include a comprehensive campus plan, referred to as a "University Campus Plan," which projects, anticipates and accommodates five years of growth and development of the University Campus. Such plan shall be reviewed by the Planning Commission in accordance with the criteria and procedures in this Article XXVII and reviewed and decided by the Board of Supervisors in accordance with this Article XXVII and §§ 84-74 and 84-75 of this chapter.

C. The University Main Campus Plan shall be submitted with the conditional use application and contain all of the following components.

(1) A University Enrollment Report and Projection Analysis that includes the information required by § 84-138.

(2) A University Housing Report and Analysis that includes the information required by § 84-139.

(3) A University Main Campus Transportation Study that is prepared in accordance with the criteria in § 84-140.

(4) A University Main Campus Parking Study that is prepared in accordance with the criteria in § 84-141.

(5) A Comprehensive Stormwater Management Strategy in accordance with the criteria in § 84-142.

(6) A Master Site Plan in accordance with the criteria in § 84-143.

(7) The University shall be responsible for all improvements required by the Township Subdivision and Land Development Ordinance[1] and other applicable ordinances and regulations for each phase of the University Campus Plan. An implementation schedule for all recommended improvements included in the Transportation Study, Parking Study and Stormwater Management Strategy, including a list of all required and/or recommended improvements, the date improvements are required based on the Master Site Plan, and the proposed date of completion and implementation shall be provided. The implementation schedule shall provide for the improvements on a phase-by-phase basis, such that improvements are implemented over time as the University progresses with the development of the improvements that are shown on the Master Site Plan.

[1] Editor's Note: See Ch. 72, Subdivision of Land.

§ 84-138 University Enrollment Report and Projection Analysis.

A University Enrollment Report and Projection Analysis shall be submitted which includes the following:

A. Current university on-campus enrollment and on-campus census data shall be provided for the following categories:

(1) Full-time students.

(2) Part-time students.

(3) Undergraduate students.

(4) Graduate and professional students.

(5) Full-time faculty and staff.

(6) Part-time faculty and staff.

B. University enrollment and census data for the three-year period prior to the current year shall be provided.

C. A university on-campus three-year enrollment projection with reference to the accommodation of any projected enrollment change within the Master Site Plan.

D. Information provided in the Enrollment Report and Projection Analysis shall be utilized for planning purposes only and shall not be utilized to formulate a condition of approval that regulates or otherwise restricts university growth.

§ 84-139 University Housing Report and Analysis.

A. A University Housing Report and Analysis shall be submitted which includes the following.

(1) Current university on-campus housing data shall be provided for the following categories:

(a) Total number students living on campus.

(b) Total number of dormitory/student housing beds available on campus.

(2) University on-campus housing data shall be for the three-year period prior to the submission of the report and analysis.

B. The University Housing Report and Analysis shall be updated to include three-year on-campus housing need projection, with reference to the accommodation of same within the Master Plan.

§ 84-140 University Main Campus Transportation Study.

A University Main Campus Transportation Study shall be submitted which includes the following components:

A. A Transportation Demand Management (TDM) Plan.

(1) The TDM Plan shall investigate and consider implementation of a variety of strategies which collectively limit the demand on the transportation system, particularly a reduction of single occupant vehicles during peak periods, and the expansion of choices available to students, faculty and staff. A TDM Plan is a critical component of reducing parking demand. Traffic needs to be minimized to decrease congestion within the Township, to create livable and walkable spaces, and to minimize the effects of traffic on neighboring communities. The TDM Plan shall consider implementation of the following strategies and initiatives.

(a) Shuttle system.

(b) Discounted transit fare program.

(c) Carpool and vanpool preferential parking.

(d) On-site car-sharing vehicles.

(e) Real-time display of parking garage utilization.

(f) Commuter information center (website, brochures, resource table).

(g) Flexible or alternative work hours for employees.

(h) TDM education programs directed at the students and employees.

(2) The TDM Plan shall include a travel-demand management analysis, applying the committed strategies to estimate the reduction of peak-hour, single-occupancy vehicle trips associated with existing or future development related to the University Main Campus Plan. Specific TDM strategies and measures shall be specified for each of the following users:

(a) Students residing within the district.

(b) Students who commute from a residence outside the district.

(c) Employees.

(d) Visitors/special event attendees.

B. The Traffic Study and Analysis shall identify the transportation study area and the transportation systems to be studied. Existing transportation conditions for highway links and intersections serving the PUC must be described and the existing level of use analyzed. Potential transportation impacts of future parking development must be assessed for a three-year projection which is based on the enrollment and census data outlined in § 84-138A(3). Recommendations for potential system or service improvements in order to accommodate the projected transportation impacts of PUC development shall be included. The Traffic Study and Analysis shall identify specific improvements designed to reduce or avoid impacts created by campus development on existing and future residential neighborhoods.

C. Internal circulation and facilities. The study shall describe existing and proposed internal roads for vehicular traffic; existing and proposed connections to the public street network; plans for street openings and closings, and possible impacts on the adjoining transportation system and adjoining zoning districts; existing and proposed facilities and accommodations for public transportation, pedestrian circulation, bicycle paths and other transportation methods.

D. All proposed improvements shall be presented with a commitment schedule based on projected university enrollment, as presented per § 84-138A(3).

§ 84-141 University Main Campus Parking Study.

The University Main Campus Plan Parking Study shall include the following components:

A. This report shall inventory the average weekday utilization of all parking facilities between the time periods of 11:00 a.m. to 1:00 p.m. and 5:00 p.m. to 7:00 p.m. when the University is in session. Using the projections developed per § 84-138, the parking study shall detail a parking plan for each of the defined user groups. The projections report shall include a narrative describing the methodology utilized to determine the number of spaces required and a description of the assumptions and methodology for calculating the projected number of required parking spaces.

B. Parking space requirements. Ninety-five percent of existing, unused off-street parking documented may be credited towards the satisfaction of the University Main Campus Plan's projected parking requirements.

C. Location. Parking which serves all uses within a PUC shall be permitted at any university parking facility location, even if located within another municipality. However, the location of university parking facilities shall accommodate the needs of users as specified in the parking projections report and University Main Campus Plan Transportation Study.

D. All proposed improvements shall be presented with a commitment schedule based on projected university enrollment, as presented per § 84-138. The proposed improvement schedule shall include a written description explaining how the improvements satisfy all West Goshen Township parking requirements.

E. Parking for third-party development. Notwithstanding the parking required for development proposed on the University's Master Plan, independent nonuniversity third-party land development in the PUC shall provide on-site parking in accordance with the off-street parking requirements in § 84-55I of the Zoning Ordinance. An example of such would be when the University leases land to another party.

§ 84-142 Conceptual Stormwater Management Strategy.

A. A Conceptual Stormwater Management Strategy shall be developed based on the projected three-year growth depicted by the University Main Campus Plan.

B. The Conceptual Stormwater Management Strategy shall be based on the criteria and approach outlined in the Township's Stormwater Management Ordinance.[1]

[1] Editor's Note: See Ch. 71, Stormwater Management.

C. To the extent the Township's standards deviate from the terms of the University's MS4 permit issued by the Department of Environmental Protection, the terms of the MS4 permit shall govern.

§ 84-143 Master Site Plan.

A. The Master Site Plan shall be prepared utilizing the data, analysis and conclusions of the University Enrollment Report and Analysis, University Housing Report and Analysis, University Main Campus Transportation Study, University Main Campus Parking Study and the Comprehensive Stormwater Management Strategy which are prepared per the requirements of § 84-137C.

B. The Master Site Plan shall depict all of the existing and proposed development on the University Main Campus within the PUC anticipated within a three-year period. The Master Plan shall show the general location and size of all proposed new development by the University, or for the benefit or use of the University, and shall allocate land and demarcate facilities for the following.

(1) Existing buildings and their uses, i.e., classroom, dormitory, administration, including the cumulative gross floor area of all existing buildings.

(2) Proposed buildings including proposed uses and square footages. Dormitories and student housing shall indicate the number of beds.

(3) Existing parking facilities and capacity.

(4) Proposed parking facilities and capacity.

(5) Provisions for vehicular and pedestrian access and circulation.

(6) Athletic fields.

(7) Recreation facilities.

(8) Open space.

(9) Stormwater management facilities.

C. The Master Plan shall include tabular data indicating the existing, proposed and permitted total size of the campus, floor area, building coverage, building height (number of stories), building setbacks, number of parking spaces, impervious coverage, green space and open space.

§ 84-144 Sustainability.

A. All proposed buildings and facilities depicted on the University Main Campus Plan shall be designed to improve the sustainability of the University campus.

B. All proposed buildings shall be designed to meet, at a minimum, the U.S. Green Building Council's LEED Silver Certification criteria.

§ 84-145 University Main Campus Plan review and decision procedures.

A. It is assumed that a comprehensive University Campus Plan will utilize infrastructure which is located in more than one municipality. Therefore, a copy of the information specified in § 84-137 shall be submitted to both West Goshen Township and the Borough of West Chester at the time of filing a conditional use application for approval of a University Campus Plan. The Township shall request that the Borough of West Chester review the conditional use application and provide comments to the Township on the proposed University Campus Plan. If the conditional use application and proposed University Campus Plan involves land and development in both West Goshen Township and the Borough, the Township and the Borough shall endeavor to coordinate their reviews of the application such that the University does not have to duplicate its efforts and to ensure that consistent conditions are imposed on the respective municipality's approval.

B. The University shall provide testimony at the conditional use hearing to demonstrate that the standards and criteria in § 84-75 have been met.

C. After submission and approval of the initial University Campus Plan, the Master Site Plan which is approved by conditional use by the Board shall be valid for a period of 10 years from the date of approval. The area and bulk regulations (as defined by § 84-136) approved on the Master Site Plan shall be the regulations applicable to the use and development of all new buildings, structures and improvements depicted and approved on the Master Site Plan within the ten-year approval period. Any new building, structure or improvement depicted on the approved Master Site Plan shall not require individual conditional use, special exception and/or variance application and approval, provided that all other applicable permits and approvals are obtained, including but not limited to land development and building code approvals subject to the jurisdiction of the Pennsylvania Department of Labor and Industry. The University and/or an affiliate of the University may proceed to land development for any building and use approved on the Master Site Plan. If the University or an affiliate of the University proposes to build a building or use that was not approved as part of the Master Site Plan, it shall be required to obtain conditional use approval of a revised Master Site Plan. Additionally, if enrollment of students present on the University Main Campus increases by 5% or more than the enrollment projections of students on the University Main Campus included in the University Enrollment Report and Analysis which was submitted with the conditional use application, the University shall be required to seek a modification of the conditional use approval to address the impacts that the increased enrollment above the five-percent threshold has on the Master Site Plan, if any, prior to proceeding with the project under the approved Master Site Plan. The University shall submit an updated enrollment report when it submits any land development application for any building approved on the Master Plan to confirm that the enrollment projection has not increased by 5% or more than the enrollment projections of students on the University Main Campus included in the University Enrollment Report and Analysis which was submitted with the conditional use application.

D. After conditional use approval of the University Main Campus Plan, a land development plan shall be required for the construction of any building, structure or parking lot with more than 10 spaces.

E. Notwithstanding § 84-74D(7) of the West Goshen Township Zoning Ordinance or any provision in the Township Zoning Ordinance to the contrary, any conditional use approval granted pursuant to the Planned University Main Campus District regulations shall remain valid for 10 years from the date of the conditional use decision notwithstanding enactment within that time of any amendment of the Township's Zoning Ordinance, such that any land development application or plan or other application may be submitted thereunder within 10 years from the date of the conditional use decision, provided that the ten-year time frame may be extended at the discretion of the Board of Supervisors.