[{"_1":2,"_123":-5,"_124":-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",[32,75,87,99,111],{"_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",6158471,"mediaKeyId","5458424-3d4cb9e0e58ad2dd8c27a6e13fd1eedf","parentId",5458424,"title","Westchester planning commission reopens debate on build-to setbacks and recreation-space rules","audioSeconds",1649,"startMs",446000,"endMs",2095000,"viewUrl","/Search/View?dp=1&key=5458424-3d4cb9e0e58ad2dd8c27a6e13fd1eedf&start=446&end=2095","thumbnailUrl","https://assets.pipeline.soar.com/5458424-3d4cb9e0e58ad2dd8c27a6e13fd1eedf/thumbnail_446000.jpg","articleUrl","/articles/6158471/West-Chester/Chester-County/Pennsylvania/Westchester-planning-commission-reopens-debate-on-build-to-setbacks-and-recreation-space-rules","mediaUrl","https://secure.pipeline.soar.com/6158471-4df0314bcc6599f5dd1bd1726b75ca4a/orig.mp4?Expires=1771156100&Signature=h2nf2ewgXcdXbchSsRRXUen69hVK~KYshmPKQkOlpKs7XD-0irVeOP2iOgfzler3UijrA2mekJGI-4uPmBvTY-aB5vU-FblQs4Nk8DjwUFdt8BpfSOedISgCp1mTWmnnY3zlTSe5ZTILXgbFtQP4y2UgpLftnYGuqXskZsWKr70hAp38p0PTWJdEi7vSE6T0pj1e825Z1en5CUSMYHQa0krWRAYYNJebPLDzSaUoq0ar7zcakYCfo-uABMrYSyM1t-QGTiiwModucsdbHHW~y5COQ8UVtNRbPPFqYrXmacl6xlxwyrZjyaXe3883dVWAyi1IsprQB8dnWzfGcRRjWw__&Key-Pair-Id=KUT5TJCACFTXG","author","Borough of West Chester, PA","date","2025-07-23T02:18:35Z","article","The Westchester Borough Planning Commission on Thursday revisited a package of zoning tools aimed at keeping new development close to the street and preserving pedestrian character, including a proposed return to a 0-foot \"build-to\" setback in the town center and clarifying when developers may avoid on-site recreation by paying a fee-in-lieu.

The commission said the questions matter because recent larger multifamily projects have tilted toward pulled-back facades and surface parking that weaken sidewalks, street trees and pedestrian activity — outcomes the build-to rule is intended to prevent.

Commissioner Alan Burke, who led the discussion, said the build-to line is meant \"to reinforce the street, give a priority to pedestrians, to trees, to the walking individuals\" and that the commission has considered a 0-foot setback to encourage storefronts and small recessed entries rather than large parking lots at the street. He gave 330 Market Street (Newby's Cafe) as an example of the opposite outcome: a building set back with parking in front.

Other commissioners urged caution. Commissioner Matt Platt said the commission has already amended parking and height rules and that the group should let those changes play out before changing setback rules again: \"Let's see how that works before we change another.\" Platt also recommended clearer language for the undefined term \"adjacent,\" which he said had caused confusion about whether adjacent means adjoining parcels, the same block, or properties across the street.

The commission also discussed how to treat recreation space required under local regulations and the Pennsylvania Municipal Planning Code. Staff and commissioners noted a legal ambiguity when developments provide elevated or private courtyards: state guidance requires recreation space be accessible to the residents of a development, but it does not plainly require the space to be open to the public. Planning staff and Commissioner Tom Esty (staff, referenced in discussion) advised waiting for the borough parks-and-rec comprehensive plan before finalizing local rules on whether rooftop courtyards count and, if they do, whether they should receive partial credit against a fee-in-lieu requirement.

Commissioners agreed to a narrow immediate action: remove a photograph and caption in the design guidelines that currently labels a rooftop courtyard as \"public\" space, because that example conflicts with the state rules and local intent. Alan Burke said he would draft a motion next week to \"eliminate the photo and caption and to eliminate 97a1919\" (a short appendix paragraph referenced in the design guidelines) so the guideline no longer implies rooftop courtyards are public open space. That action is procedural and was described as preparatory for a fuller policy decision once the parks-and-rec plan is finished.

Discussion-only: commissioners split between pursuing an immediate rewrite to build-to setbacks and waiting to observe results of recent ordinance changes. Direction/next steps: Alan Burke to draft the motion removing the photo and paragraph; the commission will continue discussion of setbacks and a potential 0-foot build-to line after the borough parks-and-rec comprehensive plan is available. No formal vote was taken at the work session.

Ending: Commissioners asked staff to return further analysis that clarifies \"adjacent\" definitions and to coordinate with the smart-growth committee and borough council when crafting any ordinance language.","mediaType","Video","parentTitle","Planning Commission Worksession - July 22, 2025","oneSentenceSummary","The Westchester Borough Planning Commission on Thursday revisited a package of zoning tools aimed at keeping new development close to the street and preserving pedestrian character, including a proposed return to a 0-foot \"build-to\" setback in the town center and clarifying when developers may avoid on-site recreation by paying a fee-in-lieu.","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},6158458,"Developers, planners discuss lot division, impervious coverage and overhangs at 210–214 West Washington",457,5799000,6256000,"/Search/View?dp=1&key=5458424-3d4cb9e0e58ad2dd8c27a6e13fd1eedf&start=5799&end=6256","https://assets.pipeline.soar.com/5458424-3d4cb9e0e58ad2dd8c27a6e13fd1eedf/thumbnail_5799000.jpg","/articles/6158458/West-Chester/Chester-County/Pennsylvania/Developers-planners-discuss-lot-division-impervious-coverage-and-overhangs-at-210214-West-Washington","https://secure.pipeline.soar.com/6158458-ea004b18b80a72ca48a41214715ec869/orig.mp4?Expires=1771156100&Signature=n~I47kZ9YQWb1bdp6y635~VDuZk5aukQeJKYkS2bibNCOGep5QkVInZ3XBL3wXQUBqBDhiKksP5mbv82C26VSLbuVYjcBdX8oiZBvLr-o~nO~JSeCVe3LXSLp60qFtIqxayydJY1SxWoJ0pijN-DoAneVSE31ErPvfEHrzCwnCR3dCeEgzZRdrtoeNndVjQUkgtGB1eXqlm71gOszRasWWSgEtDLdlK4I4rGTVUnZ4YF6ulXt2XO2nusuve7J6iCxyCtmCqvzCgl3iQLSzRs~VcoYfshms9N~TdU4e4-N2bjIZou~T0VhBpPUPUD0w4KWLQcEwy-rsVUurL~dHni2Q__&Key-Pair-Id=KUT5TJCACFTXG","The Planning Commission reviewed a proposed infill project at 210–214 West Washington Street and discussed whether building overhangs should count toward the zoning calculation for building coverage and impervious surface.

The applicant showed a plan with narrow townhomes facing Washington and additional units facing an alley; civil calculations showed a ground-level building footprint under the NC‑2 limit (about 34.99%), but counting second-floor overhangs would push the total coverage to roughly 45% in the applicant’s engineering sketches. That distinction matters because the NC‑2 zoning table ties allowable coverage to parcel size: the commission cited draft figures discussed in the meeting (lots over 5,000 sq ft — 50% impervious; lots 4,000–5,000 sq ft — 70%; lots under 4,000 sq ft — 80%), and building-coverage limits that reduce as lot size increases.

Planning staff and the applicant said the common practice is to calculate coverage based on the ground-level footprint that \"touches the ground,\" not roof area, arguing that rain and drainage patterns make ground footprint the controlling factor for impervious calculations. The zoning officer, however, must make the official determination. Borough staff advised that if a revised plan increases coverage beyond the zoning officer’s interpretation, the applicant would be required to seek relief from the Zoning Hearing Board — a process that can add time and cost to the project.

Applicant representatives and commission members agreed the proposed design was an overall improvement from the existing fully paved or built condition and included steps to add perimeter green space, tuck garages behind recessed entries to reduce garage-door streetscape impacts, and consider pervious pavement. Planning staff offered to meet with the applicant to identify the shortest procedural path forward and to check whether a minor plan revision or formal zoning relief would be required.

Ending: Staff and the applicant planned a short meeting to review coverage calculations and procedural options before returning to the commission; no formal approvals or variances were requested during the work session.","Planning staff and a developer reviewed a proposed townhome infill at 210–214 West Washington Street, focusing on whether second‑floor overhangs should count toward zoning building-coverage and impervious-surface limits in NC‑2 zoning.",{"_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},6158463,"Planning commission to review Westchester University master plan; commission reserves formal comment until presentation and public workshops",388,4512000,4900000,"/Search/View?dp=1&key=5458424-3d4cb9e0e58ad2dd8c27a6e13fd1eedf&start=4512&end=4900","https://assets.pipeline.soar.com/5458424-3d4cb9e0e58ad2dd8c27a6e13fd1eedf/thumbnail_4512000.jpg","/articles/6158463/West-Chester/Chester-County/Pennsylvania/Planning-commission-to-review-Westchester-University-master-plan-commission-reserves-formal-comment-until-presentation-and-public-workshops","https://secure.pipeline.soar.com/6158463-b852387b307d421989506a86e1e36312/orig.mp4?Expires=1771156100&Signature=RP2TNMOXW1gwH~smb2n5K2ELc3Z2naly58m2NQCn1Y~0pvG4sNs6NsdGxP7DByyiA7GLQAr1C0~cUe6Qy1Oa4MWxeRM~Qp4oqlUQY6Cx3PWL9-l~pa1P8hYOwQALYaA2gLxO2qig8m748VirLy0j-oahMd2qgGc6uLsH9sAs8S7HzNtH9nEg-IvhNvduGQdf-dK7UL07zfD4WikICrmBqRsmy6wQw8b7MtrRpG68TjlocTf6nucxXr7m168AAq1CIxBfkIr2QVraxVnkhYaWVyg7FPAHt3ux4JgU3fDOdWgtFEzm8XuOU1j-Bxwx3sHnS1EOEbWNmxF12ctkBMQqPA__&Key-Pair-Id=KUT5TJCACFTXG","Westchester University is scheduled to present a campus master plan to the Westchester Borough Planning Commission next week; commissioners said they welcome the outreach but will reserve formal comment until they can review the presentation and subsequent public workshops.

Commissioners framed the work as an opportunity to align the university’s long-term campus plans with borough zoning and public interests, particularly where campus and borough land uses overlap.

Planner Alan Burke said the master plan is a near-term policy tool that should help the borough assess future projects: \"When an actual project happens, we're reserving the right to review that. We have all of that. But hypotheticals are very difficult to say.\" The commission’s earlier letter to university staff urged the university to engage stakeholders and to present draft proposals to the borough for comment; commissioners said the letter should not be read as final approval of any particular plan.

Commissioners and staff also encouraged the university to incorporate findings from public workshops into revised drafts before returning to the borough. Staff called particular attention to section 5 of the university report, which lays out a 0–5, 5–10 and 10–15 year implementation schedule and will be central to later site-specific reviews. The commission asked staff to attend the next university presentation and prepare follow-up questions and a formal process for future review.","The planning commission received notice that Westchester University will present a campus master plan next week. Commissioners said they support being involved and will reserve formal comments until they see the presentation and resident workshops that the university plans to hold.",{"_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},6158467,"Planning commission reviews draft preservation overlay to allow traditional small-scale infill",1137,2239000,3376000,"/Search/View?dp=1&key=5458424-3d4cb9e0e58ad2dd8c27a6e13fd1eedf&start=2239&end=3376","https://assets.pipeline.soar.com/5458424-3d4cb9e0e58ad2dd8c27a6e13fd1eedf/thumbnail_2239000.jpg","/articles/6158467/West-Chester/Chester-County/Pennsylvania/Planning-commission-reviews-draft-preservation-overlay-to-allow-traditional-small-scale-infill","https://secure.pipeline.soar.com/6158467-94fff895fca2bc60cbca8013c2a44c16/orig.mp4?Expires=1771156100&Signature=iKcDDYXM3OUk85hTa9imScCoAo6g~yC4-t~dwHoqnSMTMfWHCm1c3feim-60Hl9LL-b3uMNlT4PnZ5xm1VeO-8PhJ8QyAtEZZQaN5VpTakSAzgkqeIN95oq2bzqRS6xiGJXH6Lw3FrRDnqcP3cNDCsTKs5FcQozjHyXk4V4IxAMcJdo2rnOi-xCi1TBdh4Zor0jmfhJEJP8adTP-Yx2eaz461~8zGW59s1HECXSOD4RMCxRF4YXSUDOjeO2subPL7iWFZ6Hd2z-YhqmYd59NLqVoIHORaDcw~mD57hUL11faUSxk2aNqKPlikQtNNdr0OhR-vLEQS9gjvMdC0EXLGA__&Key-Pair-Id=KUT5TJCACFTXG","The Westchester Borough Planning Commission discussed a draft \"preservation overlay\" ordinance designed to allow new, small-scale infill that matches the borough’s historic neighborhood fabric while imposing design standards to ensure durability and visual compatibility.

Commissioners said the overlay would let narrower lots (14–20 feet) and inner-block or alley-facing buildings if those structures meet preservation design standards: masonry walls, aligned upper‑floor openings, stoops, and museum- or alley-type right-of-way standards. The draft aligns the overlay with the 2005 National Register Historic District boundary and proposes a maximum height of three stories, building coverage up to 90% in some town-center standards, and impervious coverage limits tied to historic fabric goals.

Planner Alan Burke described the overlay as a tool to \"re-legalize construction of fine grained traditional buildings\" that are currently nonconforming under modern zoning. The draft allows lots to front a newly created \"mews\" right-of-way (minimum 18 feet, maximum 30 feet) and requires a minimum 5-foot paved stoop fronting lots, constructed of brick, stone or gravel. Parking rules in the draft require one off-street parking space per dwelling unit where a private right-of-way is created, and allow on-street spaces to count toward that requirement.

Commissioners raised technical and policy concerns. Members warned that tighter lot standards can raise construction and code-compliance costs, including fire-safety measures, sprinklers and minimum habitable-room sizes. Commissioner Steve Mitten noted higher-quality materials (for example, masonry walls and historically proportioned windows) increase durability but can make new units more expensive, complicating any affordable- or \"attainable\" housing aims. Several commissioners emphasized not conflating preservation design standards with an affordable-housing program: \"The preservation design standards are not gonna make these houses cheaper,\" one commissioner said.

Next steps: commissioners asked staff to circulate a marked-up version, to meet with Smart Growth and with relevant borough professionals (fire marshal, code, tree commission) for technical review, and to produce a schedule that could lead to a code amendment before the end of the council’s current term if feasible. No ordinance text was adopted at the work session.","Commissioners reviewed a draft preservation overlay ordinance intended to permit narrow (14–20-foot) lots and traditional building forms in the National Register historic district boundary, with design standards for brick facades, aligned upper-floor windows and limits on height and impervious coverage.",{"_33":112,"_35":36,"_37":38,"_39":113,"_41":114,"_43":115,"_45":116,"_47":117,"_49":118,"_51":119,"_53":120,"_55":56,"_57":58,"_59":121,"_61":62,"_63":64,"_65":122,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6158453,"Commission and staff agree to tighten submission timelines and adopt new meeting-management tools",604,7440000,8044000,"/Search/View?dp=1&key=5458424-3d4cb9e0e58ad2dd8c27a6e13fd1eedf&start=7440&end=8044","https://assets.pipeline.soar.com/5458424-3d4cb9e0e58ad2dd8c27a6e13fd1eedf/thumbnail_7440000.jpg","/articles/6158453/West-Chester/Chester-County/Pennsylvania/Commission-and-staff-agree-to-tighten-submission-timelines-and-adopt-new-meeting-management-tools","https://secure.pipeline.soar.com/6158453-c108a0711e6c68412f8ec626c1113923/orig.mp4?Expires=1771156100&Signature=lJalKdwPBsZbBB0HbWcCrnIC2T2kuitsxy~5mL-DEs~HKidpqJg-FWWqq5lRfT~L~3yw~RWcgOEoo-01BzOgJDzrlKAZnHMvWVRzmYbKo0Ygo-Y1Byamv~oRrt1DamkstcR7sZYNOXF~pq0AzeAFJUY9yTtwKhtPoAPt7~~ORu-PGAK7D2RM6bA1A4Dwd8lZ-Ci~ofqguBJNArDHsairJbMon~u3oGwxD0CmDEsMoGMwlLKbzvbN5V2Blxq0HKymXpU8xwihrMo4ULVf9nNATywU6pMfRuy7d9oBB6p0WJTAwsHxihYzh9eom9KFajc6vORbGniUtdVlRt1eU-6~7Q__&Key-Pair-Id=KUT5TJCACFTXG","The Planning Commission and borough staff agreed to streamline procedures for meeting materials and public calendars, aiming to improve review time and public access.

Staff and commissioners said larger development applications should be uploaded earlier so professional reviewers and commissioners have time to examine technical reports. Planning staff proposed a policy baseline: major development materials should be provided at least one week before the meeting (ideally earlier); the borough’s professionals should receive materials with sufficient lead time to supply review letters. Commissioners asked that materials be uploaded no later than the Friday prior for a Tuesday meeting, with a practical goal of getting large projects to the commission at least seven days before a vote.

Bill (borough staff) demonstrated a new agenda and meeting-management center the borough will begin using in August, which consolidates agendas, recordings and documents and will allow download/subscribe calendar functionality. Commissioners asked staff to ensure that the calendar of all board and commission meetings be centralized so members and the public can \"one-stop-shop\" the yearly schedule. Staff also confirmed they will correct a scheduling display error in the new system (several meetings were incorrectly listed as Mondays rather than the commission's usual Tuesdays) and migrate documents from the old document center to the new platform.

Ending: The commission will continue to test the platform as it goes live in August and will request a staff report providing routine agenda and review information for larger projects at least one week in advance.","Planning commissioners and borough staff discussed improving agenda management: staff will aim to provide larger-site materials earlier, adopt a new meeting-management center in August, and standardize submission deadlines so reviewers have at least one week for major projects.","actionData","errors"]

Article not found

Westchester planning commission reopens debate on build-to setbacks and recreation-space rules

Developers, planners discuss lot division, impervious coverage and overhangs at 210–214 West Washington

Planning commission to review Westchester University master plan; commission reserves formal comment until presentation and public workshops

Planning commission reviews draft preservation overlay to allow traditional small-scale infill

Commission and staff agree to tighten submission timelines and adopt new meeting-management tools