[{"_1":2,"_111":-5,"_112":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87,99],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6231480,"mediaKeyId","3431272-c7c109ab1756c612726958ee1f2dd008","parentId",3431272,"title","Planning commission addresses county comments on historic‑architect review in HO overlay ordinance","audioSeconds",175,"startMs",77000,"endMs",252000,"viewUrl","/Search/View?dp=1&key=3431272-c7c109ab1756c612726958ee1f2dd008&start=77&end=252","thumbnailUrl","https://assets.pipeline.soar.com/3431272-c7c109ab1756c612726958ee1f2dd008/thumbnail_77000.jpg","articleUrl","/articles/6231480/West-Chester/Chester-County/Pennsylvania/Planning-commission-addresses-county-comments-on-historicarchitect-review-in-HO-overlay-ordinance","mediaUrl","https://secure.pipeline.soar.com/6231480-2dd283c1005dc81c03a4ad1436c4c4d5/orig.mp4?Expires=1773598185&Signature=EGyTEJYcT4TT25EngTn5mB3wCW0pH4fAtPD1YmkdKxqWFG1OhMSLq0R9GDW9GT1YBISJgDGvT7NGzQ0Co~X~gQksSps9CiDS~xI4opwvoFPa4U85XZhKWWk3HvGi93veRi3UNTH38XkhNZN9lk6WZ-d9f7q5WpNclWMKWiqjPkosv3fTvNOP3-2dPPl1VLKc6Rz8xwG0bJe72NfwfWLmj2AG~kjsjI90hLViIj~TBJ4EPsw9zwy9DO4P2DexzvyggzoT5KC4YFSQDdFBHJ9WXEnXfHosQzy~~WsW-NK7yLqORcJ0YMLLQNnVi7GTxZHY-9p0l6-NsjfP-UGZuJ7dxA__&Key-Pair-Id=KUT5TJCACFTXG","author","Borough of West Chester, PA","date","2025-05-21T23:09:57.093Z","article","At the work session commissioners reviewed two written county comments on a draft ordinance that would require historic‑architect review for new development in HO overlay districts.

County reviewers asked whether the proposed review applies to all new buildings in the overlay districts or only to structures that exceed existing height maximums in HO‑60 and HO‑75. Commissioners and staff confirmed an existing provision requires architectural review for buildings in the HO‑60 and HO‑75 districts and that the commission can respond to the county clarifying that the ordinance covers those districts as intended.

A second county comment urged consistency between the county historic architect’s recommendations and the borough historic architect or review body to avoid conflicting guidance for borough council. Commissioners discussed whether the ordinance should make the county reviewer a formal part of the borough review or simply ensure both comment letters are provided to borough council for its consideration. Staff noted the intent had been to keep the review separate from the borough’s Historic Architectural Review Panel but agreed the commission should clarify procedures and state how differing recommendations will be presented to borough council.

Commissioners indicated they could prepare written responses addressing both county points and return the ordinance language to counsel for any needed edits. No formal vote was taken; staff will prepare clarifying language and a suggested response to the county comments.","mediaType","Video","parentTitle","Planning Commission - May 19, 2025","oneSentenceSummary","The commission discussed two county comments on a proposed ordinance to require historic‑architect review for new development in HO overlay districts, agreed the ordinance already covers structures in HO‑60 and HO‑75 and noted the need to ensure consistency of review between borough and county historic advisors.","taxTitle","West Chester, Chester County, Pennsylvania","taxId",71483,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6231485,"Planning commission begins coordinated review of university master plan; South Church Street vacation and parking raise flags",1883,3406000,5289000,"/Search/View?dp=1&key=3431272-c7c109ab1756c612726958ee1f2dd008&start=3406&end=5289","https://assets.pipeline.soar.com/3431272-c7c109ab1756c612726958ee1f2dd008/thumbnail_3406000.jpg","/articles/6231485/West-Chester/Chester-County/Pennsylvania/Planning-commission-begins-coordinated-review-of-university-master-plan-South-Church-Street-vacation-and-parking-raise-flags","https://secure.pipeline.soar.com/6231485-ad4941376d78ba9878ee340e3f0e61dd/orig.mp4?Expires=1773598185&Signature=XvOS1uPmUZwrdaquRA23WI0xOwzntpoRicrZD~a5ldlB0wZ3dhdmlZqTpYdvVmUsYakwqeTCa-4~i11UrsmKvHSRpK-os5bu6dGOLKzqq2kIP6FXBlcws0tY28IhLLInoGuun0QRqIFUr2gogYxWxYFiMXe0yVWUt~0bjmXhpNuXCzl-6J0JdIx-T2d8V0N9~EbGvZBYPuTHWX03QV6UmYaRSnIrkIZLshl~Kk0MNDg4UPrde6aViQxgWSd31tYhbaGQ59JOfr0-~jP8ronlGoDJHfyOge0v6vStKxhOOE56QRL-kaNj3rZOpYUqOQS18trH3znUtTuqP65qHv6CaA__&Key-Pair-Id=KUT5TJCACFTXG","The Planning Commission began a preliminary review of the university’s submitted master plan at the work session and requested coordinated consultant feedback before taking any formal recommendation.

Commissioners identified two items that require early technical review: a proposed vacation of South Church Street from Sharpless to Rosedale and several parking and circulation matters across the campus. Members asked staff to direct a traffic study — specifically asking an RV‑type consultant to model how traffic would be diverted onto South High Street and other nearby routes if Church Street were closed. Commissioners said the university’s proposal to vacate portions of Church Street could create new pedestrian opportunities but also might concentrate traffic on nearby streets and intersections that have already been re‑aligned.

Planning commissioners complimented elements of the submission — including wayfinding ideas modeled after successful college campuses and the inclusion of a parkland study — but they emphasized that stormwater, tree‑planting strategy and parking‑utilization analyses need formal consultant review. Planning staff identified firms and staff who should review the stormwater and parkland elements; the commission asked for Pennoni‑style technical review of the stormwater components (the applicant’s submission referenced a firm name in the materials). Commissioners also discussed the university’s parking data, noting consultant analysis in the plan that suggested under‑utilization of some garage capacity and raising the possibility of better coordinating university parking assets with borough parking needs.

Commission members said the submission represents a substantial step forward in town‑university coordination after years of limited disclosure and urged continued, regular engagement with university leadership and the borough’s liaison staff. No vote or zoning change was made; staff were asked to follow up by confirming which consultant reviews have been circulated and to coordinate with neighboring jurisdictions where the plan crosses municipal lines. Commissioners expected to receive consolidated consultant comments before the next formal review.","Commissioners started a multi‑step review of the university’s master plan submission. They asked staff to coordinate consultant reviews on traffic and stormwater, flagged the proposed vacation of South Church Street for a traffic study, and noted parking and tree‑planting policy as items requiring follow‑up.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6231490,"Planning commission flags fire‑access, lighting and streetscape questions for 210–214 West Washington 'Axis Square' plan",2301,1072000,3373000,"/Search/View?dp=1&key=3431272-c7c109ab1756c612726958ee1f2dd008&start=1072&end=3373","https://assets.pipeline.soar.com/3431272-c7c109ab1756c612726958ee1f2dd008/thumbnail_1072000.jpg","/articles/6231490/West-Chester/Chester-County/Pennsylvania/Planning-commission-flags-fireaccess-lighting-and-streetscape-questions-for-210214-West-Washington-Axis-Square-plan","https://secure.pipeline.soar.com/6231490-d68aaa5441e8a7c14d1f03fc3aa08a8f/orig.mp4?Expires=1773598185&Signature=bP4jPVxfxA2B2Qd2AYFAFQYrKrSv-r0~1jcDmfok7YbwHirRYNRoNP9CuldIHF04Zp20zJPsFZTS5tKDPXTnxEaq-RMJnKmmuq9f~H8Dy9JW5D7It9ZBd~64bAXfWRvsonNxSZYiuHLGGeDpzSlvMe4ZTu8Yji2FR~5BfAc8Un-~8xpC0SlxLQergpq1bVdYd0tEHA0luUVrr9pLHJQQCdoHMMG3CRPovmM5OvYuEGhTilyZWOPw7WkyuSaG46egciw8FPaPpSXa-Z1n2KyNKlGUlRMv9vpD8ANiEcJ9DQcxUVkyzZyZd0aBZyws-1in-G3KAscMKDhmyBUMVvXrhg__&Key-Pair-Id=KUT5TJCACFTXG","At its work session the Planning Commission reviewed design and engineering comments for the Axis Square proposal at 210–214 West Washington and asked staff to resolve several technical and design issues before the item returns for a vote.

The applicant presented updated plans showing pedestrian doors in rear elevations, proposed planter boxes on Washington Street, wall‑mounted door lights and existing nearby cobra streetlights. Staff and commissioners discussed a resident and consultant concern about curb radii at intersections and vehicle turning — in particular whether the proposed corner treatment would permit fire‑truck access while also protecting pedestrian safety and the pedestrian stairways adjacent to the curb.

Commissioners and the project’s consultant agreed to pursue a design that balances fire apparatus access and pedestrian scale. Options discussed included a mountable curb with a reduced 10‑foot radius or a flush curb with decorative pavers in the mountable area so large‑vehicle access is preserved without the broad, truck‑friendly radius that can encourage higher turning speeds. The commission indicated it may include language in its upcoming motion recommending a mountable or decorative flush curb solution and asked the applicant and staff to present the preferred treatment to borough council if a waiver or council permission is required.

On lighting, the applicant said the project proposes wall‑mounted door lights and timed controls; the immediate blocks also have four existing cobra‑style streetlights. Commissioners noted the borough code includes a street‑lighting requirement and asked whether a waiver from council is needed for decorative or wall‑mounted alternatives. Staff said a council waiver may be required and that any recommendation from the commission would be forwarded with the motion.

Other items commissioners asked staff and the applicant to confirm before the voting session included: tree commission comments (the applicant reported receipt of one regular tree‑commission letter and staff will verify whether remaining comments were resolved), a minor building‑height calculation discrepancy the applicant said does not affect compliance, the stormwater/impervious calculations (applicant reported compliance with stormwater regulations), and inclusion of the trip‑generation data in the application appendix. Commissioners also encouraged the applicant to provide a planting and maintenance schedule for the proposed planters and to coordinate lighting solutions with the borough’s downtown lighting standards.

No formal vote was taken. The commission expects the applicant to provide the clarified consultant reviews, a written tree‑commission response and any requested technical revisions in advance of the voting session next week so the commission can prepare a motion.","Commissioners reviewed design details for the Axis Square proposal at 210–214 West Washington, discussed planter boxes, street‑lighting style and a narrower turning radius option to address fire‑truck access and pedestrian safety, and asked staff to seek consultant responses and tree‑commission confirmation before the next vote.",{"_33":100,"_35":36,"_37":38,"_39":101,"_41":102,"_43":103,"_45":104,"_47":105,"_49":106,"_51":107,"_53":108,"_55":56,"_57":58,"_59":109,"_61":62,"_63":64,"_65":110,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6231495,"Planning commission pauses 401 West Washington vote pending zoning confirmation and official‑map review",772,296000,1068000,"/Search/View?dp=1&key=3431272-c7c109ab1756c612726958ee1f2dd008&start=296&end=1068","https://assets.pipeline.soar.com/3431272-c7c109ab1756c612726958ee1f2dd008/thumbnail_296000.jpg","/articles/6231495/West-Chester/Chester-County/Pennsylvania/Planning-commission-pauses-401-West-Washington-vote-pending-zoning-confirmation-and-officialmap-review","https://secure.pipeline.soar.com/6231495-bc2a858ebb82b69a35db52daf5311f44/orig.mp4?Expires=1773598185&Signature=HXKrLvnmXtAWmLNBjPY22RZKcF2mt0YiHOF5qNjizG-39kv27H3qC1xqQ33ibtpNTzBEKk2ATRXxG4oQ0kTXhURJ~2~b~gNrBNjGxweDKN4xtARucWE5Wwd3Qaegh2HGuH3mdtiWUlO4l4tEfpFR1PsX6W3QzfvJG-PkqSIuQrW-5azqMyZFInCYi4QMasUETx3SwpinSu5TuVxhLt4RvvhCM2ytC-NzblUrE8VbiQ5YJ4NdI~sxdmOzKaQi1TTgDpigRkMeTFNBXwpz45ejTCGgBukLIujN8ulbIcbRihdDYeo2PnKY7BjxqhsretVo0U7Ue1tiV40h8hqXV849Ug__&Key-Pair-Id=KUT5TJCACFTXG","The West Chester Planning Commission at its work session discussed a proposed lot‑line adjustment at 401 West Washington that the applicant says would formalize an existing parking arrangement between the Elks Home and Elks Terrace and would add a one‑foot strip to avoid increasing impervious surface.

Commissioners said the change appears intended to clean up an existing nonconforming condition in which part of the Terrace parking has long been situated on the Elks Home parcel, but they asked staff to obtain written confirmation from the borough zoning officer and a response from the borough about any interest shown on the official map before taking a vote.

The issue matters because the borough’s official map identifies a potential right‑of‑way through part of the property. Planning commissioners and staff discussed the legal effect of that map, noting it notifies landowners that the borough may seek to acquire a strip of land for a future road or public purpose and can shape what property owners may do with a lot line change. Commission members asked staff to make sure the revised plan really did not increase the overall impervious area and to get the zoning officer’s written determination about whether the revision creates a different nonconformity.

Applicant representatives told the commission the adjustment was intended only to regularize existing conditions and that the narrow one‑foot strip was added so the lot’s impervious coverage would remain equal to the prior condition. Commissioners said they had the original zoning‑review letter on file (noting an earlier comment that impervious on Lot 2 appeared increased) but had not yet received a new zoning review of the revised plan.

Commission members also asked staff to confirm whether the official map interest would be triggered by this particular lot‑line change. Planning staff said they would seek an official‑map response from the borough and return that information to the commission. No formal action or vote occurred; commissioners agreed to hold the item for the upcoming voting session until the zoning officer’s written clarification and an official‑map response are available.

Next steps: staff will request written zoning confirmation of the revised plan and an official‑map response and place the matter on the voting agenda once those items are received.","At a work session the Planning Commission discussed a lot‑line adjustment at 401 West Washington (Elks Home/Elks Terrace), flagged a historical parking encroachment and asked staff to obtain written zoning confirmation and an official‑map response before the item returns for a vote.","actionData","errors"]

Article not found

Planning commission addresses county comments on historic‑architect review in HO overlay ordinance

Planning commission begins coordinated review of university master plan; South Church Street vacation and parking raise flags

Planning commission flags fire‑access, lighting and streetscape questions for 210–214 West Washington 'Axis Square' plan

Planning commission pauses 401 West Washington vote pending zoning confirmation and official‑map review