[Added 7-6-2021 by Ord. No. 10-2021]
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.
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.
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.
F.
Conditional
use in District Class 2. The following use shall be permitted by conditional
use in District Class 2 when authorized by the Board of Supervisors.
[Added 4-2-2024 by Ord. No. 4-2024]
(1)
Temporary student housing, subject to compliance with the following standards and criteria and compliance with § 84-74:
(a)
Temporary student housing shall be located only in modular units on a temporary basis for the period specified in Subsection F(1)(d) hereinbelow.
(b)
The modular units shall be designed and constructed as self-contained
units to be transported to and from the site in a single unit, which
may or may not be connected to another single unit.
(c)
The modular units shall be located on existing impervious surface.
(d)
Temporary student housing in modular units shall be limited to a
single period of five consecutive years (1,825 consecutive calendar
days), which shall begin on the date of student occupancy of the first
student room in a modular unit. The single period may be extended
by the Board of Supervisors, in its sole discretion, for good cause
shown by written request of the applicant submitted to the Board at
least 120 days before the expiration date of the five-year period.
(e)
The applicant shall demonstrate that there is adequate off-street
parking for the temporary student housing on the university campus.
(f)
The temporary student housing modular units shall maintain a building
separation of a minimum of eight feet.
(g)
The temporary student housing modular units and all improvements related to the housing shall be removed from the site, and the area shall be restored to the condition it existed prior to construction of the units, within 120 days of the end of the period specified in § 84-135F(1)(d), including any extension period.
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.
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.
(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.
(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.
A University Enrollment Report and Projection Analysis shall
be submitted which includes the following:
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.
A.
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.
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:
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).
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.
A.
A Conceptual Stormwater Management Strategy shall be developed based
on the projected three-year growth depicted by the University Main
Campus Plan.
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.
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.
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.
