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Borough of West Chester, PA
Chester County
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Table of Contents
Table of Contents
Code
New Laws (1) Index
A. 
The Borough is divided into different districts, each with a specified purpose and intent to implement the purpose of this chapter and the goals and objectives of the Comprehensive Plan.
B. 
Whenever federally or state-owned property is included in one or more zoning districts, it shall be subject to the provisions of this chapter only insofar as permitted by the Constitution and laws of the United States of America and the Commonwealth of Pennsylvania.
C. 
Every parcel of land and every building or other structure in the Borough, except as otherwise provided by law or by this chapter, shall be subject to the provisions specified for the district in which it is located.
D. 
A building may be erected or used, and a lot may be used or occupied only for the uses permitted by right, accessory uses, conditional uses which adhere to explicit standards and criteria and the uses permitted by special exception, when approved, in the zoning district in which the building or lot is located. No other use shall be permitted unless the Borough Council approves an amendment to this chapter either permitting another use in the zoning district or rezoning the lot to permit another use.
E. 
Unless specifically provided otherwise in this chapter, only one principal use shall be permitted on a lot.
A. 
For the purpose of this chapter, the Borough is divided into the following classes of zoning districts:
Base Zoning Districts
NC-1
Neighborhood Conservation District 1
NC-2
Neighborhood Conservation District 2
NC-3
Neighborhood Conservation District 3
MU
Mixed Use District
TC
Town Center District
CS
Commercial Service District
IS
Institutional District
ID
Industrial District
PUC
Planned University Campus District
[Added 10-20-2021 by Ord. No. 10-2021]
Overlay Zoning Districts
HO-60
60 feet Height Option Overlay District
HO-75
75 feet Height Option Overlay District
CU
Cultural Use Overlay District
PO
Professional Office Overlay District
ROD
Retail Overlay District
GU
Government Use Overlay District
IU
Institutional Use Overlay District
TRANS
Transportation Corridor Overlay District
B. 
Zoning Map, Overlay Districts Map and Resource Protection Map.
(1) 
The locations and boundaries of the zoning districts are depicted on the following maps which collectively form the Zoning Map of the Borough of West Chester and are on file in the Borough Manager's and Zoning Officer's offices.
(a) 
Zoning Map.
(b) 
Overlay Districts Map.
(c) 
Resource Protection Map.
(2) 
The locations and boundaries of historic and natural resources protected by this chapter are depicted on the Resource Protection Map.
(3) 
The Zoning Map, Overlay Districts Map and Resource Protection Map and all notations, references and other data shown thereon are incorporated by reference in this chapter as if fully described and set forth herein.[1]
[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.
The boundaries between districts are, unless otherwise indicated, either primarily lot lines or the center lines of streets, rights-of-way or watercourses, or such lines extended or lines parallel thereto. Where the boundaries of a single district are indicated as including directly opposite sides of a street, right-of-way or watercourse for any portion of its length, the district so indicated shall be construed to apply to the entire bed of such street, right-of-way or watercourse lying within such portion of its length. Where uncertainty exists as to the location of any said boundaries as shown on the Zoning Map, the following rules shall apply:
A. 
Where a district boundary is indicated as approximately following the center line of a street, right-of-way or watercourse, such center line shall be construed to be such boundary.
B. 
Where a district boundary is indicated as approximately following a lot or other property line as of the effective date of this chapter, such lot or property line shall be construed to be such boundary.
C. 
Where a district boundary divides a lot or runs through undivided property, the location of such boundary, unless specified by figures on the Zoning Map, shall be determined by the use of the scale appearing on said map.
D. 
Where dimensions are shown on the Zoning Map between a street and a district boundary, they shall indicate that the district boundary runs parallel to the street line at a distance therefrom equivalent to the number of feet so indicated, unless otherwise specified. Where scaled distances do not agree with such figures, the dimensions shall control.
E. 
Where physical features existing on the ground vary with those shown on the Zoning Map or in other circumstances not covered by Subsections A through D above, the Borough Council shall interpret the district boundaries.
A. 
Principal uses. The uses listed below are permitted by right in the zoning districts as designated below.
[Amended 10-20-2021 by Ord. No. 10-2021; 10-18-2023 by Ord. No. 16-2023]
Zoning District
Principal Uses
NC-1
NC-2
NC-3
MU
TC[1]
CS
ID
IS
PUC[3]
1.
Agricultural use
X
X
X
X
X
X
X
2.
Automotive repair
X
X
3.
Automotive sales and service facilities
X
4.
Automotive service stations
X
X
5.
Banks
X
6.
Billboard signs
X
7.
Breweries
X
8.
Car wash facilities
X
9.
Clubs or lodges
X
10.
Commercial parking lots
X
11.
Community facilities
X
12.
Community garden
X
X
X
X
X
X
X
13.
Day care, adult
X
14.
Day-care centers
X
15.
Distilleries
X
16.
Dormitories
X
17.
Educational uses
X
X
18.
Flex spaces
X
19.
Growers/processors
X
20.
Hospitals
X
21.
Housing for the elderly
X
22.
Laboratories
X
23.
Light industrial
X
X
24.
Live-work units
X
25.
Manufacturing
X
26.
Medical clinics
X
27.
Mini storage
X
28.
Multifamily
X
X
X
29.
Municipal uses
X
X
X
X
X
X
X
X
30.
Nursing homes
X
31.
Offices
X
X
X
X
32.
Personal service shops
X
X
33.
Processing
X
34.
Public places of amusement
X
35.
Public service facilities
X
36.
Rail freight terminals
X
37.
Religious uses
X
X
38.
Restaurants, licensed
X
39.
Restaurants, unlicensed
X
X
40.
Restaurants, fast-food
X
41.
Restaurants, café, limited to Cafe I, Cafe II Dist.
X
42.
Restaurants, pub [2]
X
X
43.
Retail stores, shops
X
X
X
44.
Single-family attached
X
X
X
X
45.
Single-family detached
X
X
X
X
X
46.
Single-family semidetached
X
X
X
X
47.
Student homes
X
X
48.
Two-family attached
X
X
X
X
49.
Two-family detached
X
X
X
X
50.
Two-family semidetached
X
X
X
X
51.
Unified mixed-use developments
X
52.
Warehousing
X
53.
Wholesale
X
54.
Wineries
X
55.
Educational facilities
X
56.
Administrative and faculty offices
X
57.
Student unions
X
58.
University food service facilities
X
59.
University bookstore facilities
X
60.
University health and counseling facilities
X
61.
Student services
X
62.
University physical plant facilities, including geothermal pump houses
X
63.
Auditoriums
X
64.
Residence halls
X
65.
Student housing
X
66.
Parking garages
X
67.
Surface parking lots
X
68.
Student recreation centers
X
69.
University gymnasiums
X
70.
Utility uses, facilities and structures
X
71.
Forestry
X
72.
Wireless communications facilities
X
73.
Athletic facilities - intercollegiate competition use
X
74.
A program or programs administered jointly with a third-party entity, where the primary purpose of the program is educational in nature; by way of example only, the psychology center
X
NOTES:
[1]
Residential uses not permitted on first floor in the TC District.
[2]
Must meet standards and criteria for pub restaurants listed in § 112-914.
[3]
All principal uses are permitted subject to the prior approval of a university campus plan in accordance with § 112-314.
B. 
Accessory uses.
[Amended 10-20-2021 by Ord. No. 10-2021; 7-19-2023 by Ord. No. 11-2023]
Zoning District
Accessory Uses
NC-1
NC-2
NC-3
MU
TC
CS
ID
IS
PUC[1]
1.
Accessory uses and structures
X
X
X
X
X
X
X
X
2.
Historic carriage house adaptive reuse
X
X
X
X
X
X
X
3.
Home occupations
X
X
X
4.
Family day care homes
X
X
5.
Surface parking lots
X
6.
One-story sheds with a maximum total floor area of 1,000 square feet
X
7.
Athletic facilities - recreational uses
X
8.
Accessory dwelling unit
X
X
X
NOTES:
[1]
All accessory uses are permitted subject to the prior approval of a university campus plan in accordance with § 112-314.
C. 
Conditional uses. The uses listed below are permitted as a principal use by conditional use in the zoning districts as designated below. Such uses shall comply with the applicable regulations within the underlying zoning district as well as the conditional use standards set forth in this chapter.
[Amended 10-18-2023 by Ord. No. 16-2023]
Zoning District
Conditional Uses
NC-1
NC-2
NC-3
MU
TC
CS
ID
IS
1.
Automotive sales/service
X
2.
Clubs, lodges
X
3.
Indoor theaters, no adult rated theaters
X
4.
Retail stores, shops
X
5.
Student home reconstruction
X
X
6.
Restaurants, pub (see § 112-914)
X
7.
Any uses not specifically permitted in any zoning district, and which are not inherently objectionable
X
D. 
Special exception. The uses listed below are permitted as a principal use by special exception in the zoning districts as designated below. Such uses shall comply with the applicable regulations within the underlying zoning district as well as the special exception standards as set forth in this chapter.
Zoning District
Special Exception Uses
NC-1
NC-2
NC-3
MU
TC
CS
ID
IS
1.
B&B facilities
X
X
X
2.
Conversion of exist buildings to multifamily
X
X
3.
Child day-care centers
X
X
X
X
4.
Educational uses
X
X
X
5.
Funeral homes
X
X
6.
Hotels
X
7.
Industrial uses involving hazardous/toxic materials
X
8.
Junkyards
X
9.
Mini storage; wholesale storage
X
10.
Mobile home parks
X
11.
Nursing homes; housing for older persons
X
12.
Public places; amusement/arcades
X
13.
Religious uses
X
X
X
X
X
14.
Rooming houses
X
15.
Sexually oriented uses
X
16.
Shopping centers
X
17.
Skilled nursing facilities, co-personal care
X
X
18.
Student home in dwelling other than multifamily
X
19.
Student home in SF detached
X
X
X
20.
Student housing
X
21.
Taverns
X
22.
Warehouses
X
E. 
Overlay districts uses.
Overlay Zoning Districts [1]
Principal Uses
HO-60
HO-75
CU
PO
ROD
GU
IU[2]
TRANS[3]
1.
Assisted living facilities
X
2.
Educational uses
X
3.
Governmental uses
X
4.
Housing for the older persons
X
5.
Indoor motion-picture theaters
X
X
X
6.
Nursing homes
X
7.
Personal care homes
X
8.
Personal service shops
X
X
X
9.
Religious uses
X
10.
Restaurants, café
X
11.
Restaurants, licensed
X
X
12.
Restaurants, unlicensed
X
X
13.
Retail stores, shops
X
X
X
Conditional Uses
1.
Cultural uses
X
2.
Professional offices
X
Notes:
[1]
These uses are in addition to those permitted in the underlying zoning district.
[2]
Institutional Use Overlay District - In addition to all uses permitted in the NC-2 Zoning District.
[3]
Transportation Corridor Overlay District - All uses permitted in the underlying zoning districts.
A. 
Zoning districts. The following general design standards are required in all NC-Neighborhood Conservation Districts, TC-Town Center District, CS-Commercial Service District, MU-Mixed Use District and all overlay districts.
(1) 
When an alley serves as the principal street address for a lot, new buildings shall be oriented to front the alley. However, if an existing street on an existing block serves as the principal street address, at least one or more buildings on the lot shall be oriented to front on the existing street, and additional buildings may utilize an alley for the primary access to the building.
(2) 
Front yard is a required dimension based on existing setbacks (AKA "build-to line") unless otherwise specified in the zoning district.
(3) 
Main building entrance and facade must front a street, not an alley. When an alley serves as the principal street address for a lot, new buildings may be oriented to front the alley.
(4) 
No parking in the front yard.
(a) 
Lots with alleys: vehicular access/parking is required from alley.
(b) 
Lots without alleys: garage/parking shall be in the rear yard or set back at least 20 feet from the front building facade.
B. 
Streets and sidewalks.
(1) 
New one-way streets shall be at least 30 feet wide and new two-way streets shall be at least 40 feet wide.
(2) 
On-street parking is required.
(3) 
New sidewalks.
(a) 
In residential districts, sidewalks shall match existing adjacent sidewalk/planting strips. When no adjacent sidewalk exists, sidewalk width shall be no less 4 1/2 feet with a planting strip/tree lawn between the sidewalk and the curb at least three feet wide.
(b) 
In commercial districts, sidewalk width shall be no less than as specified in Chapter 97, Subdivision and Land Development, with tree wells adjacent to the curb.
(4) 
Street trees shall be planted between the sidewalk and curb (tree lawn) in residential districts and in tree wells in commercial districts.
C. 
Median lot size.
(1) 
Where specified that the minimum lot size is to equal the median (i.e., middle) lot size, it shall be calculated as median (middle) value of all lots on a block face. Additional considerations:
(a) 
All lots on a block face shall be used in calculating the median lot size, including lots with side yards fronting the block face - such as may be the case with corner lots.
(b) 
When a block face has fewer than three existing lots, the block face on the opposite side of the street shall be used to calculate the median lot size.
(c) 
When a block face includes a parcel with multiple dwelling units, the overall average area per dwelling unit shall be assigned as the lot size for each unit and included with the other block face lots in calculating the median lot size.
(d) 
When a block face has an even number of lots, the median lot size shall equal the average of the middle two lots. (This can also be calculated using a spreadsheet median value function.)
(2) 
The example below uses the lot sizes shown for the 400 block of Sharpless Street as on the Chester County, PA Geographic Information System Database, which is accessed on the ChescoViews website — https://arcweb.chesco.org/cv3/.
Sharpless Street - 400 Block
North Side
South Side
Lot No.
Acres
SF
Lot No.
Acres
SF
46
0.20
8,712
113
0.17
7,405
47
0.20
8,712
112
0.17
7,405
48
0.20
8,712
111
0.09
3,920
49
0.20
8,712
110
0.09
3,920
50
0.20
8,712
109
0.17
7,405
51
0.22
9,583
108
0.17
7,405
52
0.39
16,988
107
0.35
15,246
53
0.20
8,712
106
0.17
7,405
54
0.20
8,712
105
0.17
7,405
104
0.17
7,405
Median lot size:
8,712
Median lot size:
7,405
The NC-1 District is designed to encompass the lower-density neighborhoods of the Borough, which comprise single-family detached residences. Most of the NC-1 District includes areas that are essentially built out and the primary development objective is to maintain the existing neighborhood qualities and streetscape characteristics. Existing development patterns and densities shall be used as a guide to regulate new development.
A. 
Uses: See § 112-304 for permitted uses. Only one principal use is permitted.
B. 
Dimensional requirements.
Detached Dwelling Units
Lot area, minimum per dwelling unit
Median value of lots on the block face
Lot width, minimum
60 feet
Build-to line/front yard
Match existing adjacent setbacks
Side yard, minimum
15 feet minimum
Accessory structures
5 feet
Rear yard, minimum
35 feet
Accessory structures
5 feet
Height, maximum
35 feet
Impervious coverage:
Lots over 20,000 square feet
30% maximum
Lots 12,000 square feet to 20,000 square feet
35% maximum
Lots less than 12,000 square feet
50% maximum
Building coverage:
Lots over 20,000 square feet
15% maximum
Lots 12,000 square feet to 20,000 square feet
20% maximum
Lots less than 12,000 square feet
30% maximum
The NC-2 District is designed to encompass the moderate- to high-density neighborhoods of the Borough, which comprise mixed types of residences, including single-family and two-family detached, single-family and two-family semidetached and single-family attached. District includes areas that are essentially built out and the primary development objective is to maintain the existing neighborhood qualities and streetscape characteristics. Existing development patterns and densities shall be used as a guide to regulate new development.
A. 
Uses: See § 112-304, Permitted uses. Only one principal use is permitted.
B. 
Dimensional requirements.
Residential Uses
Lot Area, minimum per dwelling unit
Median value of lots on the block face
Lot width, minimum
Detached
40 feet
Semidetached
30 feet
Attached
20 feet
Build-to line/front yard
Match existing adjacent setbacks
Side yard, minimum
Existing adjacent, 10 feet minimum
Accessory structures
5 feet
Rear yard, minimum
20 feet
Accessory structures
5 feet
Height, maximum
35 feet
Impervious coverage
Lots over 5,000 square feet
50% maximum
Lots between 5,000 square feet and 4,000 square feet
70% maximum
Lots less than 4,000 square feet
80% maximum
Building coverage:
Lots over 5,000 square feet
35% maximum
Lots between 5,000 square feet and 4,000 square feet
45% maximum
Lots less than 4,000 square feet
45% maximum
The NC-3 District is designed to encompass the high-density neighborhoods of the Borough, which comprise mixed types of residences. The district includes areas that are essentially built out, and the primary development objective is to maintain the existing neighborhood qualities and streetscape characteristics. Existing development patterns and densities shall be used as a guide to regulate new development.
A. 
Uses: See § 112-304 for permitted uses.
B. 
Dimensional requirements.
Lot area, minimum per dwelling unit
2,500 square feet
Lot width, minimum
Detached
40 feet
Semidetached
30 feet
Attached
20 feet
Apartment building
80 feet
Build-to line/front yard
Match existing adjacent setbacks
Side yard, minimum
Existing adjacent, 10 feet minimum
Apartment building
20 feet
Accessory structures
5 feet
Rear yard, minimum
20 feet
Accessory structures
5 feet
Height, maximum
35 feet; apartment 55 feet
Impervious coverage, maximum
70%
Building coverage, maximum
50%
The Town Center District is designed to accommodate uses appropriate to the Central Business District, especially within the Retail Overlay District, and to provide regulations to ensure that the scale and character of the historic and retail commercial environment is maintained. The district is also designed to include regulations to encourage the provision of pedestrian amenities and protect the character of adjoining residential zoning districts. The district is not intended to accommodate commercial uses which are more appropriate for the Commercial Service District and entail high-volume traffic turnover, large parking areas and/or outdoor storage and display areas.
A. 
Uses: See § 112-304 for permitted uses.
B. 
Dimensional requirements.
Lot area, minimum
2,500 square feet
Lot width, minimum
20 feet
Build-to line/front yard
Match existing adjacent setbacks
Side yard, minimum
Existing adjacent, 5 feet minimum
Rear yard, minimum
5 feet
Height, maximum
45 feet
Impervious coverage, maximum
95%
Building coverage, maximum
90%
C. 
Design standards.
(1) 
Due to limited space available in the Town Center District, the required green areas may be computed using the following alternatives in lieu of plantings in the ground:
(a) 
Sidewalk or courtyard planters may be utilized. The square footage of the top of the planters and 1/2 of the visible surface area of the planter may be computed.
(b) 
Trellis or latticework against a building which supports evergreen vines or espaliered shrubs or trees may be utilized. The total square footage of evergreen plant materials affixed to such structures may be computed.
(c) 
An overhead pergola or latticed canopy within a courtyard or in another space outside of the required yard setbacks may be utilized. One-fourth of the square footage of such structure may be computed, provided that such structure supports ornamental vines for at least 1/4 of its surface area.
(d) 
Unit pavers, including brick, flagstone and Grasscrete, may be utilized. The total square footage of such pavers may be computed. The surface area of existing brick and flagstone pavers may be computed, provided that such pavers are in good condition as determined by the Zoning Officer.
(2) 
All lighting, signage, fencing, pavements, storage, traffic and other environmental controls shall be in accordance with the provisions of this chapter.
(3) 
All construction in the Historic (HARB) District shall be in accordance with this chapter.
(4) 
Additional design standards within the Retail Overlay District shall be as follows:
(a) 
No more than 35 feet of continuous street wall shall be created for any new building. Any building which is wider than 32 feet shall have a recess or projections of a minimum of three inches at intervals no greater than 35 feet, in the form of a pilaster, column, fenestration or like-type vertical articulation.
(b) 
Except for buildings in the Town Center HO-60 Overlay which exceed 45 feet up to a maximum height of 60 feet, a continuous street wall shall be created along the sidewalk frontage, except for a first-floor break in the street wall that may be created for a deck parking structure, where such break in the street wall does not exceed 24 feet in width.
(c) 
No surface parking lot shall be permitted.
(d) 
Any parking provided on-site shall be placed to the rear of buildings and accessed off an alley or from an existing curb cut.
(e) 
No new curb cuts shall be permitted.
(f) 
No building shall be a windowless box. Building openings and windows shall constitute no less than 30% of all exterior walls fronting on a primary street (not including alleys and service streets).
(g) 
No building shall have opaque windows along a primary street, except for spandrel panels at floor lines.
(h) 
All offices, banks and financial institutions, community facilities, and governmental uses in the Retail Overlay District shall provide a pedestrian-oriented frontage in the form of a landscaped entrance area, or window display area which serves as an art gallery or other like display space accessible to pedestrians.
The Commercial Service District is designed to accommodate commercial uses which are highway oriented and are located on the outskirts of the Town Center District along Strasburg Road, Downingtown Pike, Hannum Avenue and Market and Gay Streets east of the Historic (overlay) District. The CS District is designed to provide uses which are readily accessible by and directly related to vehicular traffic, such as automotive service stations, automotive parts stores, automotive sales and service facilities, fast-food restaurants and the like. As such, the district regulations require off-street parking to accommodate the users of this highway-oriented environment. The district is also designed to provide areas for adult entertainment uses along a public highway that are not in the same neighborhoods or in close proximity to residential areas, schools or churches. The district shall also allow for a unified mixed-use development on parcels that have frontage on Market Street, Gay Street, Strasburg Road, Downingtown Pike, or Hannum Avenue, within the CS Commercial Service District, where meeting specific criteria to support affordable housing in combination with community facilities and/or neighborhood amenities.
A. 
Uses: See § 112-304 for permitted uses.
B. 
Dimensional requirements.
Lot area, minimum
7,500 square feet
Lot width, minimum
75 feet
Build-to line/front yard
10 feet from curb
Side yard, minimum
Existing adjacent, 5 feet minimum
Rear yard, minimum
10 feet
Height, minimum/maximum
35 feet/45 feet
Impervious coverage, maximum
85%
Building coverage, maximum
60%
C. 
Design standards.
(1) 
Whenever a CS District abuts a residential district, a buffer planting strip shall be installed along any abutting side or rear lot line. The buffer planting strip shall be a minimum of eight feet in width. Whenever opaque fencing or walls of four feet to six feet in height are used, the width of the buffer planting strip may be reduced to four feet.
(2) 
Separation requirement for sexually oriented businesses. A sexually oriented business shall not be located within 400 feet of another sexually oriented business, church, synagogue, mosque, temple or building which is used primarily for religious worship and related religious activities, a public or private school, child day-care center or public park. The distance between the two uses shall be measured by the shortest distance between the lot on which the proposed sexually oriented business will be located and the lot or lots which contain the uses identified hereinabove.
The Industrial District is designed to accommodate uses which involve manufacturing, warehousing, storage and the like in nonresidential areas of the Borough. The district is also designed to provide safeguards to protect the character of adjoining residential districts.
A. 
Uses: See § 112-304 for permitted uses.
B. 
Dimensional requirements.
Lot area, minimum
40,000 square feet
Lot width, minimum
100 feet
Build-to line/front yard
20 feet from curb
Side yard, minimum
20 feet
Adjacent to residential use
30 feet
Rear yard, minimum
10 feet
Adjacent to residential district or use
30 feet
Height, maximum
60 feet
Impervious coverage, maximum
85%
Building coverage, maximum
50%
Where the ID District is adjacent to a residential district or use, parking and loading facilities shall be prohibited in the minimum yard setbacks
(1) 
Other minimum setbacks:
(a) 
For accessory structures less than 20 feet in height, the minimum setback shall be 25 feet, where the ID District is adjacent to a residential district or use, the minimum setback shall be 50 feet.
(b) 
For parking and loading facilities, the minimum setback shall be 15 feet, except that where the ID District is adjacent to a residential district or use the minimum setback shall be 25 feet.
C. 
Design standards.
(1) 
Whenever an ID District abuts a residential district, a ten-foot buffer planting strip shall be installed along any abutting side or rear lot line.
(2) 
Manufacturing activities shall be restricted to completely enclosed buildings.
(3) 
Any outdoor storage of equipment and materials shall be screened by a six-foot-high opaque fence.
(4) 
Land utilized for junkyards shall be completely screened by opaque fencing at least six feet in height which shall conceal all stored materials; therefore, the height of such materials shall not exceed the height of the fence. Such fencing shall be set back from all lot lines for a minimum distance of 10 feet, except where it adjoins a residential zoning district where the minimum setback distance shall be 35 feet.
D. 
Special plan approval procedures. Whenever the proposed use does not involve a subdivision and/or a land development, the following shall apply:
(1) 
A plot plan of the property drawn to a scale of no greater than one-inch equals 50 feet shall be submitted. Such plan shall display all existing and proposed conditions such as topography, vegetation, floodplains, buildings, structures, access, fencing, signs, parking areas, loading areas, landscaping and the like.
(2) 
A statement of the proposed industrial activities contemplated for the site, including information such as the type of use, traffic and trip generation, storage requirements, number of employees and hours of operation.
(3) 
Fire-protection measures to be utilized for review by the Fire Department.
(4) 
Plans for the collection, treatment, storage and/or disposal of potentially hazardous materials, solid or liquid wastes.
The Institutional District is designed to accommodate uses that traditionally provide health care and nursing, educational, religious services, care of minors and similar services and to ensure the compatibility between such uses and adjoining land uses.
A. 
Uses: See § 112-304 for permitted uses.
B. 
Dimensional requirements.
Lot area, minimum
100,000 square feet
Lot width, minimum
150 feet
Build-to line/front yard
75 feet
Side yard, minimum
50 feet
Parking adjacent to residential use
30 feet
Rear yard, minimum
75 feet
Height, maximum
40 feet
Impervious coverage, maximum
75%
Building coverage, maximum
40%
(1) 
Whenever the IS District abuts a residential district or use, a buffer planting strip shall be installed at a minimum width of 20 feet along any side or rear lot line. The buffer planting strip along any front lot line shall be a minimum of 10 feet in width.
The Mixed-Use District is designed to promote the development of residential, office, and light industrial uses as a transition from industrial to residential development in the southeast portion of the Borough.
A. 
Uses: See § 112-304 for permitted uses.
B. 
Dimensional requirements.
Lot area, minimum
2,500 square feet
Lot width, minimum
20 feet
Build-to line/front yard
10 feet from curb
Side yard, minimum
10 feet
Rear yard, minimum
10 feet
Height, maximum
45 feet; 60 feet conditional use
Impervious coverage, maximum
95%
Building coverage, maximum
90%
C. 
Design standards.
(1) 
All green areas shall be in accordance with the special regulations for landscaping set forth in this chapter.
(2) 
Manufacturing activities shall be restricted to completely enclosed buildings.
(3) 
All lighting, signage, fencing, pavements, storage, traffic and other environmental controls shall be in accordance with the provisions of this chapter.
(4) 
Buildings and uses related to offices, light industrial, and manufacturing shall not create adverse impacts on adjoining residential development with respect to noise, glare, vibration, dust, odor, or other nuisances.
(5) 
Any outdoor storage of equipment and materials shall be screened by a six-foot-high opaque fence
(6) 
Parking for all buildings shall be to the rear or side of buildings, not in front of buildings, except for on-street, curbside parking.
[Added 10-20-2021 by Ord. No. 10-2021]
A. 
Purpose and intent. The purpose and intent of the Planned University Campus 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:
(1) 
Plan for orderly, coordinated, unified development of the university 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.
(2) 
Strengthen, maintain and preserve neighborhoods that surround or are immediately outside of the university campus.
(3) 
Encourage long range planning for university 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.
(4) 
Establish boundaries and the maximum density for the future development of the university campus.
(5) 
Establish appropriate area and bulk standards to regulate campus size, building setback, building height, impervious coverage, impacts, and setbacks.
(6) 
Establish appropriate standards, regulations and conditions for parking facilities, vehicular circulation, and pedestrian circulation which promote safe and efficient movement between the university campus and the surrounding community.
(7) 
Simplify the review and approval process for individual buildings and related facilities that conform to an approved university campus plan.
(8) 
Achieve certain of the goals of the Borough Comprehensive Plan that address university growth and multimunicipal cooperation.
B. 
Dimensional requirements. The following area and bulk regulations shall apply to all uses, land, buildings, and structures within the Planned University Campus District.
(1) 
Minimum Perimeter Setback: 20 feet; provided, however, that the minimum perimeter setback from Sharpless Street shall be 30 feet.
(2) 
Minimum building and structure separation distance: 20 feet.
(3) 
Minimum setbacks for surface parking lots: 20 feet as provided in § 112-314B(1) hereinabove, except that, where the PUC District abuts a residential district or residential use (even if separated by a street), the minimum setback shall be 30 feet.
(4) 
Maximum impervious coverage in the PUC Area: 80%.
(5) 
Minimum green space in the PUC Area: 20%.
(6) 
Maximum building and structure height: 90 feet.
C. 
University campus plan components.
(1) 
After the effective date of this section, no land development or change in use of an existing building from a use of that land or building not previously utilized by the university shall occur in the Planned University Campus District, except in compliance with this section § 112-314.
(2) 
In order to assure that development within the PUC District complies with the purpose and intent of this § 112-314, after the effective date of this section, prior to proceeding with any land development, the university shall prepare and submit to the Borough 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 provisions of this § 112-314.
(3) 
The university campus plan shall be submitted with the conditional use application and shall include the following materials and components:
(a) 
A university enrollment report and projection analysis that includes the information required by § 112-314E.
(b) 
A university housing report and analysis that includes the information required by § 112-314F.
(c) 
A university campus transportation study that is prepared in accordance with the criteria in § 112-314G.
(d) 
A university campus parking study that is prepared in accordance with the criteria in § 112-314H.
(e) 
A conceptual stormwater management strategy in accordance with the criteria in § 112-314I.
(f) 
A master site plan in accordance with the criteria in § 112-314J.
D. 
Implementation schedule. The conditional use application for the university campus plan shall include i) an implementation schedule for all recommended improvements included in the transportation study, parking study and stormwater management strategy; ii) a list of all such improvements; and iii) the time frame when the improvements are scheduled to be completed based on the development proposed on the master site plan. The implementation schedule shall provide for the completion of the improvements on a phased basis as land development proposed on the master site plan is built. As part of the conditional use decision, Council shall impose an implementation schedule for completion of the various improvements identified and required by the Borough Subdivision and Land Development Ordinance,[1] other applicable ordinances and regulations and the approved university campus plan required by § 112-314L for each phase of the university campus plan.
[1]
Editor's Note: See Ch. 97, Subdivision and Land Development.
E. 
University enrollment report and projection analysis. A university enrollment report and projection analysis shall be submitted which includes the following:
(1) 
Current university on-campus enrollment and on-campus census data shall be provided for the following categories:
(a) 
Full-time students.
(b) 
Part-time students.
(c) 
Undergraduate students.
(d) 
Graduate and professional students.
(e) 
Full-time faculty and staff.
(f) 
Part-time faculty and staff.
(2) 
University enrollment and census data for the three-year period immediately preceding the current year shall be provided.
(3) 
A university on-campus three-year student enrollment projection and its accommodation within the Master Plan.
Information provided in the enrollment report and projection analysis shall be utilized for planning purposes only and shall not be utilized to formulate or to impose any condition of approval that regulates or otherwise restricts university growth.
F. 
University housing report and analysis. 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 of students living on campus.
(b) 
Total number of residence hall/student housing beds available on campus.
(2) 
University on-campus housing data shall be provided for the three-year period immediately preceding the submission of the report and analysis.
(3) 
Upon request from the university, the Borough shall provide to the university copies of the rental registration forms for off-campus student homes in the Borough.
(4) 
The university housing report and analysis shall include three-year on-campus housing need projection, with reference to the accommodation of same within the Master Plan.
G. 
University campus transportation study. A university campus transportation study shall be submitted which includes the following components.
(1) 
A transportation demand management (TDM) plan.
(a) 
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 by 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 Borough, 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:
[1] 
Shuttle system.
[2] 
Discounted transit fare program.
[3] 
Carpool and vanpool preferential parking.
[4] 
On-site car-sharing vehicles.
[5] 
Real time display of parking garage utilization.
[6] 
Commuter information center (website, brochures, resource table).
[7] 
Flexible or alternative work hours for workers.
[8] 
TDM education programs directed at the students and employees.
(b) 
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 campus plan. Specific TDM strategies and measures shall be specified for each of the following users:
[1] 
Students residing within the district.
[2] 
Students who commute from a residence outside the PUC District.
[3] 
Employees.
[4] 
Visitors/special event attendees.
(2) 
Utilizing accepted traffic engineering standards and criteria, the traffic study and analysis shall identify the transportation study area reasonably proximate to and/or within the PUC. Existing transportation conditions for highway links and intersections serving the PUC must be described and the existing level of service 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 § 112-314E(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 to the studied intersections within and in reasonable proximity to the PUC District designed to reduce or minimize impacts created by campus development on existing and future residential neighborhoods.
(3) 
Internal circulation and facilities. The study shall describe existing and any 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; and existing and proposed facilities and accommodations for public transportation, pedestrian circulation, bicycle paths and other transportation methods.
(4) 
All proposed improvements shall be presented with a commitment schedule based on projected university enrollment, as presented per § 112-314E(3).
H. 
University campus parking study. The university campus parking study shall include the following components:
(1) 
This report shall inventory the current 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.
(a) 
Using the projections developed per § 112-314E, 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.
(2) 
Parking space requirements. Eighty-five percent of existing, unused areas allocated for off-street parking documented in the report prepared pursuant to § 112-314H(1)(a) may be credited towards the satisfaction of the university campus plan's projected parking requirements.
(3) 
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 in the university campus plan transportation study.
(4) 
All proposed parking improvements shall be presented with a commitment schedule based on projected university enrollment, as presented per § 112-314E. The proposed improvement schedule shall include a written description explaining how the improvements are implementing West Chester Borough's 2017 Parking Master Plan.
(5) 
Parking for third-party development. Independent non-university third-party land development in the PUC shall provide on-site parking in accordance with the Borough of West Chester zoning requirements. An example of such would be when the university leases land to another party who is not affiliated with the university.
I. 
Conceptual stormwater management strategy.
(1) 
A conceptual stormwater management strategy shall be developed based on the projected three-year growth depicted by the university campus plan.
(2) 
The conceptual stormwater management strategy shall be based on the criteria and approach outlined in § 94-304 of the Borough of West Chester's Stormwater Management Standards, but on a conceptual basis only.
(3) 
To the extent the Borough's standards deviate from the terms of the University's MS4 permit from the Pennsylvania Department of Environmental Protection, the terms of the MS4 permit shall govern.
J. 
Master site plan.
(1) 
The master site plan shall be prepared in accordance with the data, analysis and conclusions of the university enrollment report and analysis, university housing report and analysis, university campus transportation study, university campus parking study and the comprehensive stormwater management strategy which are prepared per the requirements of § 112-314C(3).
(2) 
The master site plan shall depict all of the existing and proposed development on the university campus within the PUC anticipated within a three-year period. the master site plan shall show the general location and size of all proposed new development by the university, or for the benefit and use of the university, and shall allocate land and demarcate facilities for the following.
(a) 
Existing buildings and their uses; i.e., classroom, residence halls, administration, including the cumulative gross floor area of all existing buildings.
(b) 
Proposed buildings, including proposed uses and gross floor area. Residence halls and student housing shall indicate the number of beds.
(c) 
Existing parking facilities and capacity.
(d) 
Proposed parking facilities and capacity.
(e) 
Provisions for vehicular and pedestrian access and circulation.
(f) 
Athletic fields.
(g) 
Recreation facilities.
(h) 
Open space.
(i) 
Conceptual location of stormwater management facilities, laid out as reserve areas only, and not requiring stormwater management design or calculations.
(3) 
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.
K. 
Sustainability.
(1) 
All proposed buildings and facilities depicted on the University Campus Plan shall be designed to improve the sustainability of the campus.
(2) 
All proposed buildings shall be designed to meet, at a minimum, the U.S. Green Building Council's LEED Silver Certification criteria.
L. 
University campus plan review and decision procedures.
(1) 
It is assumed that the university campus plan will include and utilize infrastructure which is located in more than one contiguous municipality. In such case, a copy of the information specified in § 112-314C shall be submitted to both the Borough of West Chester and West Goshen Township at the time of filing with the Borough of a conditional use application for approval of a university campus plan with respect to land located within the Borough. The Borough may request that West Goshen Township review the conditional use application and provide comments to the Borough on the proposed university campus plan, provided that such review shall not delay the hearing on the conditional use application by the Borough. If the conditional use application and proposed university campus plan involves land and development in both the Borough and West Goshen, the Borough and West Goshen 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.
(2) 
The materials that the university submits pursuant to § 112-314C. shall be in lieu of the report required by § 112-905. The university shall not be required to submit an impact assessment report. The university shall provide testimony at the conditional use hearing to demonstrate that the applicable standards and criteria in § 112-905 have been met.
(3) 
An approved university campus plan shall govern the use and development of land within the PUC District. The terms of such approved university campus plan shall be enforceable in accordance with the procedures and remedies set forth in Article X, Administration and Enforcement.
(4) 
After submission and approval of the initial university campus plan, the master site plan shall be valid for a period of 10 years from the date of approval. The dimensional requirements (as defined by § 112-314B) approved on the master site plan shall be the regulations applicable to the use and development of all new buildings, structures and improvements depicted on the Master 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, however, all other applicable permits and approvals are or have been obtained, including, but not limited to, land development approval when required and any applicable Building Code approvals within the jurisdiction of the Pennsylvania Department of Labor and Industry. However, if the enrollment of students present on-campus has increased by 5% or more above the enrollment projections of students on-campus reported in the university enrollment report and analysis that 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 5% threshold has on the master site plan, if any, prior to proceeding with a project under the approved master site plan.
(5) 
After conditional use approval of the university campus plan and master site plan, a land development plan shall be required for the construction of any new building, structure or parking lot with more than 10 spaces.
(6) 
Notwithstanding any provision in this chapter to the contrary, any conditional use approval granted pursuant to this section shall remain valid for 10 years from the date of the conditional use decision notwithstanding enactment within that time of any amendment of this chapter, 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 ten-year time frame may be extended at the discretion of Borough Council.