Standards to increase height to a maximum of 60 feet in the
HO-60 Height Option Overlay District.
A.
A proposed building, structure or part thereof in excess of 45 feet
and up to 60 feet within the HO-60 Overlay District as shown on the
Zoning Map and Height Option Overlay Map[1] and the parcel the building is constructed on shall comply with the standards set forth in this § 112-401.
[1]
Editor's Note: Said maps are included in the online version
of the Code of Borough of West Chester (eCode360®). Said maps
are also on file in the Borough offices.
B.
In order to increase the height of a building, other structure or
any portion thereof from 45 feet up to 60 feet, the following standards
and criteria shall be met:
(1)
Building uses.
(a)
First-floor/ground-floor use. Except for buildings which are
used as public parking garages which are permitted as governmental
uses or municipal uses, the first floor/ground floor of all buildings
shall:
[1]
Be used to promote a continuation and continuity of retail shops
and stores, restaurants, personal service shops, indoor motion-picture
theaters, lobbies and reception spaces, and, where applicable, comply
with the provisions of the Retail Overlay District within the Town
Center District as set forth in this chapter.
[2]
Not be used for funeral homes.
(b)
Parking.
[1]
If parking is located in or under the building, any access driveway
leading to such parking shall not be wider than 24 feet in width.
[2]
If parking is located in or under the building, the parking
facility and access driveway leading to such parking facility shall
not be greater than 50% of the building frontage, except for public
parking garages which are permitted as governmental uses or municipal
uses.
(2)
Lighting.
(a)
All lighting shall have a shield or diffuser to prevent trespass
glare and visibility of the light source from a public street and
alley.
(b)
No lighting shall have any blinking, flashing, pulsing or other
moving lights or other illuminating device or beacon which has a changing
light intensity, brightness or color.
(c)
All lighting shall be in accordance with the latest standards
of the Illuminating Engineering Society of North America (IES).
(3)
Pedestrian amenities and public art.
(a)
Pedestrian plazas, courtyards, entrance courts, outdoor cafe
spaces, brick sidewalks of at least six feet in width, benches, arbors,
pergolas, fountains, low stone walls and the like shall be used to
promote a human scale and greater attractiveness to the proposed development.
Such features shall be computed as part of the applicable minimum
green area requirements set forth in this chapter.
(b)
All required street trees along the building frontages shall
be of a caliper of at least 3 1/2 inches. All such trees shall
be limbed-up to have a clear area free of branching above the sidewalk
of at least seven feet and shall be subject to approval of the Borough
Tree Commission and the Borough Council.
(c)
All required street trees shall be selected from a list of species
approved by the West Chester Borough Tree Commission and the West
Chester Borough Urban Forester. The list of approved street trees
is available at the Borough offices, Department of Building, Housing,
and Code Enforcement.
(d)
The applicant shall be required to incorporate public art into
the design of the building or as part of the outdoor pedestrian space.
The public art shall conform to general guidelines established by
the Borough's Public Art Commission, which are available at the Borough
offices, Department of Building, Housing, and Code Enforcement. The
applicant shall meet with the Public Art Commission for review of
and recommendations on the specific type and location of public art
proposed by the applicant. The Public Art Commission shall advise
Borough Council whether or not the proposed public art complies with
the guidelines.
(4)
Conservation performance standards.
(a)
All new buildings over 45 feet shall be designed, constructed
and maintained, at a minimum, to earn and comply with the GOLD certification
level based on the standards for such certification included in the
document attached hereto as Appendix A, titled West Chester Sustainable
Certification Program, which is hereby adopted as part of this chapter
and incorporated herein by reference.[2]
[2]
Editor's Note: Said appendix is on file in the Borough offices.
(5)
Architectural design standards.
(a)
The following architectural design standards shall be met for
buildings where the height of the building is proposed to be over
45 feet up to 60 feet:
[1]
The Design Guidelines for the West Chester Historic District,
July 2002, as may be amended from time to time, shall be used for
elements including but not limited to massing, scale, proportion,
rhythm, building materials, roofs, building placement, building width,
windows and streetscapes.
[2]
If a new building has a flat roof, then it shall have a wraparound
parapet wall sufficient in height to screen the building's mechanical
and other rooftop equipment from view from public streets.
[3]
All rooftop mechanical equipment and structures shall be screened
from view from public streets.
[4]
The HO-60/HO-75 Supplementary Design Guidelines, which are attached to this chapter as an appendix, shall apply.[3]
[3]
Editor's Note: Appendix C, HO-60/HO-75 Supplementary Design Guidelines, is included as an attachment to this chapter.
(b)
Within the Retail Overlay District, not less than 35% of the street wall of the building shall abut the street line. The remaining street line shall incorporate a combination of architectural and landscape elements such as, but not limited to, columns, piers, fences, hedges, pergolas, low walls, street trees and other pedestrian amenities and public art as provided in this § 112-401.
(c)
The maximum building coverage shall be 85%.
(6)
Historic preservation standards.
(a)
The applicant shall make every effort to retain existing contributing
resources located on the subject property and incorporate them into
the new use of that property. The applicant shall demonstrate this
effort to the Borough Council as part of land development approval.
[1]
A "contributing resource" is defined as being a resource that
is listed as contributing, as defined by the National Register of
Historic Places Standards, in the West Chester Borough Historic Resource
Inventory of 2003, as amended, and that is shown to be a contributing
resource on the accompanying Historic Resource Inventory Map.
[2]
A "noncontributing resource" is defined as being a resource
that is listed as noncontributing, as defined by the National Register
of Historic Places Standards, in the West Chester Borough Historic
Resource Inventory of 2003, as amended, and that is shown to be a
noncontributing resource on the accompanying Historic Resource Inventory
Map.
(b)
If permission is granted to demolish a contributing resource
by Borough Council, then, unless otherwise required by another code
of the Borough, no resources shall be demolished until the building
permits for new construction and financing for the entire project
are secured and documented and the following is completed and filed,
when appropriate, with the Borough Council:
[1]
A full historic documentation of the resources and the property
shall be prepared by the applicant according to the Historic American
Building Survey (HABS) guidelines and provided to the HARB and Borough
Council with a copy to the Chester County Historical Society (CCHS)
and a letter to the Pennsylvania Historical and Museum Commission
(PHMC) informing it that such documentation is available; and
[2]
A plaque or marker shall be provided by the applicant relating
the history of the resources. The plaque or marker shall contain accurate
information about the history of the resources which has been approved
by HARB and the Borough Council and shall be placed at a location
on the site that is recommended by HARB and approved by Borough Council.
C.
All applications for buildings with a building height over 45 feet
and up to 60 feet shall include the following additional materials:
(1)
A written report that describes the intent of the architectural
design of the proposed building(s) and the manner in which the proposed
building(s) have a context-sensitive fit into the historic block,
streetscape and neighborhood of the development.
Standards to increase height to a maximum of 75 feet in the
HO-75 Height Option Overlay District.
A.
Any proposed building, structure or part thereof in excess of 35 feet and up to 75 feet or any portion thereof within the HO-75 Overlay District and the parcel the building is constructed on shall comply with the standards set forth in this § 112-402.
B.
In order to increase the height of a building, other structure or
any portion thereof from 35 feet up to 75 feet, the following standards
and criteria shall be followed:
(1)
Building uses.
(a)
First-floor/ground-floor use. Except for buildings which are
used as public parking garages which are permitted as governmental
uses or municipal uses, the first floor/ground floor of all buildings
shall:
(b)
Parking.
[1]
If parking is located in or under the building, any access driveway
leading to such parking shall not be wider than 24 feet in width.
[2]
If parking is located in or under the building, the parking
facility and access driveway leading to such parking facility shall
not be greater than 50% of the building frontage, except for public
parking garages which are permitted as governmental uses or municipal
uses.
(2)
Lighting.
(a)
All lighting shall have a shield or diffuser to prevent trespass
glare and visibility of the light source from a public street and
alley.
(b)
No lighting shall have any blinking, flashing, pulsing or other
moving lights or other illuminating device or beacon which has a changing
light intensity, brightness or color.
(c)
All lighting shall be in accordance with the latest standards
of the Illuminating Engineering Society of North America (IES).
(4)
Signage. The sign regulations in this chapter shall apply to
all buildings which exceed 35 feet, except that:
(a)
For buildings from 35 feet up to 75 feet in height, the size
of a wall sign or projecting sign shall not exceed 15% of the total
wall area of the building or 10% of the total wall area of the building
for illuminated signs, provided that, in either case, no wall sign
shall exceed 64 square feet.
(b)
Ground signs and pole signs shall not exceed 40 square feet
in area.
(5)
Pedestrian amenities.
(a)
Pedestrian plazas, courtyards, entrance courts, outdoor cafe
spaces, brick sidewalks of at least six feet in width, benches, arbors,
pergolas, fountains, low stone walls and the like shall be used to
promote a human scale and greater attractiveness to the proposed development.
Such features shall be computed as part of the minimum green area
requirement set forth in this chapter.
(b)
All required street trees along the building frontages shall
be of a caliper of at least 3 1/2 inches. All such trees shall
be limbed-up to have a clear area free of branching above the sidewalk
of at least seven feet and shall be subject to approval of the Borough
Tree Commission and the Borough Council.
(c)
All required street trees shall be selected from a list of species
approved by the West Chester Borough Tree Commission and the West
Chester Borough Urban Forester. The list of approved street trees
is available at the Borough offices, Department of Building, Housing,
and Code Enforcement.
(6)
Conservation performance standards.
(a)
All new buildings over 35 feet shall be designed, constructed
and maintained, at a minimum, to earn and comply with the GOLD certification
level based on the standards for such certification included in the
document attached hereto as Appendix A, titled West Chester Sustainable
Certification Program, which is hereby adopted as part of this chapter
and incorporated herein by reference.[1]
[1]
Editor's Note: Said appendix is on file in the Borough offices.
(7)
Architectural design standards. The following architectural
design standards shall be met for buildings where the height of the
building is proposed to be over 35 feet up to 75 feet:
(a)
The Design Guidelines for the West Chester Historic District,
July 2002, as may be amended from time to time, shall be used for
elements including but not limited to massing, scale, proportion,
rhythm, building materials, roofs, building placement, building width,
windows and streetscapes.
(b)
If a new building has a flat roof, then it shall have a wraparound
parapet wall sufficient in height to screen the building's mechanical
and other rooftop equipment from public streets.
(c)
All rooftop mechanical equipment and structures shall be screened
from view from public streets.
(d)
The HO-60/HO-75 Supplementary Guidelines, which are attached to this chapter as an appendix, shall apply.[2]
[2]
Editor's Note: Appendix C, HO-60/HO-75 Supplementary Design Guidelines, is included as an attachment to this chapter.
(8)
Historic preservation standards.
(a)
The applicant shall make every effort to retain existing contributing
resources located on the subject property and incorporate them into
the new use of that property. The applicant shall demonstrate this
effort to the Borough Council as part of land development.
[1]
A "contributing resource" is defined as being a resource that
is listed as contributing, as defined by the National Register of
Historic Places Standards, in the West Chester Borough Historic Resource
Inventory of 2003, as amended, and that is shown to be a contributing
resource on the accompanying Historic Resource Inventory Map.
[2]
A "noncontributing resource" is defined as being a resource
that is listed as noncontributing, as defined by the National Register
of Historic Places Standards, in the West Chester Borough Historic
Resource Inventory of 2003, as amended, and that is shown to be a
noncontributing resource on the accompanying Historic Resource Inventory
Map.
(b)
If permission is granted to demolish a contributing resource
by Borough Council, then, unless otherwise required by another code
of the Borough, no resources shall be demolished until the building
permits for new construction and financing for the entire project
are secured and documented and the following is completed and filed,
when appropriate, with the Borough Council:
[1]
A full historic documentation of the resources and the property
shall be prepared by the applicant according to the Historic American
Building Survey (NABS) guidelines and provided to the HARB and Borough
Council with a copy to the Chester County Historical Society (CCHS)
and a letter to the Pennsylvania Historical and Museum Commission
(PHMC) informing it that such documentation is available; and
[2]
A plaque or marker shall be provided by the applicant relating
the history of the resources. The plaque or marker shall contain accurate
information about the history of the resources which has been approved
by HARB and the Borough Council and shall be placed at a location
on the site that is recommended by HARB and approved by Borough Council.
C.
All applications for buildings with a building height over 35 feet
and up to 75 feet shall include the following additional materials:
(1)
A written report that describes the intent of the architectural
design of the proposed building(s) and the manner in which the proposed
building(s) has a context-sensitive fit into the historic block, streetscape
and neighborhood of the development.
(2)
Plans, conceptual building elevations, diagrams, photographs and other data sufficient to demonstrate compliance with the standards set forth in this § 112-402.
(3)
An impact assessment report which is prepared in accordance
with this chapter to address mitigation measures pertaining to such
impacts as traffic, infrastructure, environmental resources, contributing
resources and historic resources.
The boundaries of the CU Overlay District are depicted on the
Overlay Districts Map.[1]
A.
Purpose. The purpose of this district is to allow the adaptive reuse
of certain buildings and structures located in the NC-2 District and
the Town Center District for certain cultural uses which promote the
arts, drama, music, dance, science and history.
B.
Uses. In addition to the underlying uses which are permitted in the NC-2 District and in the Town Center District, an existing building which is located in the West Chester Downtown Historic District as identified and listed in the National Register of Historic Places Inventory may be adaptively reused for a cultural use by conditional use subject to compliance with the regulations of this § 112-403 and other applicable provisions of this chapter.
C.
Design standards for the adaptive reuse of an existing building in
the Cultural Use Overlay District.
(1)
Lighting.
(a)
All lighting shall have a shield or diffuser to prevent trespass
glare and visibility of the light source from a public street and
alley, or neighboring residential property.
(b)
No lighting or signage shall have any blinking, flashing, pulsing
or other moving lights or other illuminating device or beacon which
has a changing light intensity, brightness or color.
(2)
Parking. The number of existing on-site parking spaces shall
be maintained. No additional parking shall be required unless the
existing building is enlarged by a building addition, in which case
one parking space shall be added for every 850 square feet of additional
floor area.
(3)
Landscaping. Any part or portion of the lot which is not used
for buildings, structures, loading and parking spaces, driveways and
sidewalks shall be planted with an all-season ground cover.
(4)
Pedestrian amenities. Sidewalks in accordance with Chapter 97, Subdivision and Land Development, of the Borough Code shall be maintained along the street frontage of the property.
(5)
Signs. The sign regulations in this chapter shall apply, except
that:
(a)
A building with a cultural use may have one projecting sign
not to exceed 32 square feet in area. The sign may be two-sided and
may be illuminated, either inside or outside; however, the illumination
cannot be blinking, flashing or moving in any fashion.
(b)
A cultural use may have one ground sign not to exceed 32 square
feet in area.
[1]
Editor's Note: Said map is included in the online version
of the Code of Borough of West Chester (eCode360®). Said map is
also on file in the Borough offices.
A.
Professional offices are permitted in the Professional Office Overlay
District as follows:
(1)
In the NC-1 District, conversion of an existing building to professional
offices is permitted in accordance with this section.
(2)
In the NC-2 District, professional offices shall be limited to the
conversion of existing buildings for office use with a maximum of
two dwelling units. Construction of new office buildings shall be
prohibited; provided, however, that any professional office which
may become damaged or destroyed by fire or otherwise shall be reconstructed
in the form it existed prior to such occurrence so as to recreate
the character of the building. Alterations and additions shall be
in complete conformance with the applicable area and bulk regulations.
B.
All plans for conversions to professional office use shall be accompanied
by a landscaping plan and an impact assessment report in accordance
with this chapter.
C.
The following area and bulk regulations shall apply to a professional
office in a designated Professional Office Overlay District:
(1)
NC-1 underlying zoning district:
(a)
Minimum lot area: two acres.
(b)
Minimum lot width at building line: 150 feet.
(c)
Minimum front yard: 50 feet.
(d)
Minimum depth of rear yard: 50 feet.
(e)
Minimum width of side yard: 50 feet.
(f)
Maximum building coverage: 25%.
(g)
Maximum impervious coverage: 55%.
(h)
Minimum green area: 40%.
(2)
NC-2 underlying zoning district: Area and bulk regulations shall
be those for the NC-2 District.
D.
Parking. One for every 750 square feet of gross floor area in the
TC and Professional Office Overlay Districts; in any other district,
one for every 350 square feet of floor area.
E.
Signs. Signs for uses in the Professional Office Overlay District:
sign shall not exceed 12 square feet.
A.
The portion of the Town Center District, as shown on the Retail Overlay
District Map,[1] in which pedestrian-oriented frontage shall be created
and maintained on the first floor/ground floor of buildings.
[1]
Editor's Note: Said map is included in the online version
of the Code of Borough of West Chester (eCode360®). Said map is
also on file in the Borough offices.
C.
The use regulations for the Retail Overlay District (ROD) shall apply
to the first 35 feet in depth of the first floor/ground floor of buildings
located in the ROD, as shown on the Overlay District Map.[2]
[2]
Editor's Note: Said map is included in the online version
of the Code of Borough of West Chester (eCode360®). Said map is
also on file in the Borough offices.
B.
In the Government Use (GU) Overlay District, the conditional use
standards for the height of any building or structure in the Town
Center HO-60 Overlay District shall be modified. The following regulations
shall apply in the GU District:
C.
The following area and bulk regulations shall apply to a governmental
use:
(1)
Minimum lot area: 4,000 square feet.
(2)
Minimum lot width at building line: 50 feet.
(3)
Minimum front yard: 10 feet.
(4)
Minimum depth of rear yard: 10 feet.
(5)
Minimum width of side yard: 10 feet.
(6)
Maximum building coverage: 85%.
(7)
Maximum impervious coverage: 90%.
(8)
Minimum green area: 10%.
A.
Purpose. The purpose of the Institutional Overlay (IU) District is
to recognize that certain institutional uses, such as personal care
homes, assisted living facilities, skilled nursing facilities, housing
for the elderly, educational uses and religious uses, exist in the
NC-2 District and can be maintained without disturbing the quiet enjoyment
of the residential neighborhood. The IU Overlay District allows various
institutional uses to be maintained and, if necessary, redeveloped
using the entire district as the applicable tract for purposes of
determining area and bulk requirements and parking.
B.
Uses. In addition to the underlying uses which are permitted in the NC-2 District, a unified institutional development may be permitted by right in the Institutional Overlay District subject to compliance with the area and bulk regulations of this § 112-407 and other applicable provisions of this chapter.
C.
Area and bulk regulations. The following area and bulk regulations
shall apply to a unified institutional development.
(1)
Minimum gross tract area: four acres.
(2)
Minimum tract width at the street line: 100 feet.
(3)
Minimum setbacks from streets.
(a)
Any building face to tract exterior street right-of-way: 15 feet.
(4)
Maximum building coverage: 40%.
(5)
Maximum impervious coverage: 65%.
(6)
Minimum green area: 30%.
(7)
Maximum building height: 45 feet.
D.
Design standards for a unified institutional development.
(1)
Applicants seeking a building permit or land development approval
for all proposed buildings and structures within the Institutional
Overlay District shall provide conceptual architectural plans and
sufficient documentation to demonstrate compliance with the architectural
design standards herein. The plans and documentation shall be submitted
with the building permit application (if land development approval
is not necessary) and with the preliminary land development plans
if land development approval is required.
(a)
Articulation of building facades. Building facades which front
on a public street shall be articulated to create an interplay between
light and shadow, express the rhythm of architectural bays, reduce
the scale of building masses, and exhibit a high level of craftsmanship.
Architectural documentation submitted to the Borough for review shall
include shadow projections created by facade articulations.
(b)
All building facades which front on a public street shall have
horizontal and/or vertical offsets in conformance with the standards
below.
[1]
Architectural elements such as plinths, water tables, scarcements,
blinds, expressed sills, expressed lintels, relief arches, and cornices
shall be used to create horizontal and/or vertical offsets.
[2]
Within the first 12 vertical feet of a facade measured from
the finished floor elevation of the ground level of a building, the
maximum area of an uninterrupted individual wall surface plane, without
horizontal and/or vertical offsets and/or a change in surface material,
shall not exceed 350 square feet.
[3]
Within the first 12 vertical feet of the finished floor elevation
of the ground level of a building, the maximum length of a facade
without windows, glass display windows or glass storefronts shall
not exceed 100 horizontal feet.
(c)
Building facades which front on a public street shall be articulated
through the use of three or more of the following architectural elements:
colonnades, arcades, porticos, pediments, friezes, cornices, canopies,
pilasters, piers or blinds.
[1]
The constituent components of columns, pilasters and piers such
as bases, plinths and capitals shall be expressed architecturally
through changes in surface planes, surface profiles, materials, surface
textures, and/or finishes.
(d)
Building facades which front on a public street and are composed
of masonry walls shall be articulated and display a level of craft
and tectonic expression through the use of masonry coursing to express
architectural elements. Masonry walls shall be articulated through
the use of three or more of the following design elements:
(g)
Rooflines.
[1]
Variations in building rooflines shall be provided.
[2]
Buildings with flat roofs shall have parapets of sufficient
height to screen HVAC equipment for view from the public right-of-way.
[3]
No facade parapet shall exceed 100 feet in length without having
at least two vertical changes in height. Each change in height shall
be no less than 18 inches.
[4]
No facade parapet shall exceed 200 feet in length without having
at least four vertical changes in height. Each change in height shall
be no less than 24 inches.
[5]
Buildings which have sloped roofs, faux sloped roofs, or mansard
roofs shall have variations in ridge heights.
[6]
No roof ridge shall exceed 110 feet in length without having
at least one vertical change in height. The change in height shall
be no less than 12 inches.
[7]
The incorporation of gables and dormers which are subordinate
to the primary roof slope is encouraged.
(h)
Building materials. Building materials should contribute to
reinforcing the character and identity of the existing neighborhood.
[1]
No facade wall shall be composed of the following materials:
[a]
Generic concrete masonry units (CMU) that do not
have a distinct architectural grade surface or color finish.
[b]
Precast concrete panels shall not be used on the
facade.
[c]
Cast-in-place concrete surfaces that do not have
a distinct architectural grade finished surface or color finish.
[d]
Metal panels with a highly reflective surface finish.
[e]
Aluminum siding.
[2]
The use of highly reflective or mirrored surface glass is prohibited.
[3]
All brick units shall be a minimum of 3 5/8 inches thick.
(i)
Predominant building colors. The predominant colors of building
materials and finishes, including roofs, shall be subtle, low-intensity,
and have a low reflective value. High-intensity, fluorescent, and/or
reflective material finishes are prohibited. Building trim, doors,
window frames and similar architectural details may be finished with
higher-intensity accent colors.
(2)
All preliminary land development plans shall be accompanied
by a landscaping plan which shall be approved by Council as part of
land development.
(3)
All rooftop mechanical equipment and structures shall be screened from view of adjacent properties and shall be operated in compliance with Chapter 73 of the Borough Code, Noise Disturbance.
(4)
Parking shall be provided as follows: one off-street parking
space shall be provided for every employee in the maximum shift for
every use in the unified institutional development. The minimum size
for individual parking spaces located within the development, excluding
accessways for vehicles, shall be nine feet by 18 feet in size, and
the minimum size for handicapped-accessible spaces shall be as required
by applicable code. Up to 40% of the individual parking spaces provided
on a tract within the IU Overlay District may be reduced to a minimum
size of 7.5 feet by 16 feet, so long as said parking areas are clearly
designated as compact spaces.
A.
Purpose. The purpose of the Transportation Corridor Overlay (TRANS)
District is to promote the continued use of the SEPTA right-of-way
for mass transportation use, especially for rail transportation.
B.
Applicable districts. The Transportation Corridor Overlay District
shall apply to the ID, MU and TC Districts, as shown in the Overlay
Districts Map.[1]
[1]
Editor's Note: Said map is included in the online version
of the Code of Borough of West Chester (eCode360®). Said map is
also on file in the Borough offices.
C.
Special design and development standards.
(1)
No development with buildings shall be permitted within the
TC District that would prevent the operation of rail transportation
or other mass transportation.
(2)
No development with parking lots, fences, gates, walls, driveways,
curbs, or other like structures or barriers shall be permitted within
the TC District that would prevent the operation of rail transportation
or other mass transportation.
(3)
All grade crossings of rail transportation or other mass transportation
with streets shall be protected with signals and lights to control
traffic movement and to ensure safety when trains or other vehicles
cross over streets.
