Smart Growth committee advances several zoning changes for further review, asks solicitor to draft sign and sidewalk permit language

West Chester Borough’s Smart Growth Committee on Oct. 8 moved to advance multiple zoning and ordinance changes to the next review stage and asked borough staff and the solicitor to produce updated draft language.

Town Center dimensional changes

Planning Commission recommendations to the committee would set Town Center (TC) front‑yard and side‑yard minimum setbacks to 0 feet in most cases, with taller buildings that take advantage of height overlays required to step back a minimum of 10 feet to preserve light and pedestrian space. The committee signaled support for forwarding that package (agenda items C and F) to the work session for ordinance drafting and solicitor review.

Signage and HARB flexibility

The committee also discussed requested changes to the sign rules (agenda item H) so the Historic Architectural Review Board (HARB) can approve alternatives to the current pedestal/base material requirements (for example allowing materials other than metal or pressure‑treated wood where HARB finds an alternate appropriate). Staff asked for permission to draft substitute language that would allow HARB recommendations to guide base materials and to consider flexibility for sign square‑foot allowances on long building façades. The committee authorized staff to pursue language with the solicitor for future ordinance drafting.

Zoning hearing board attendance

Staff recommended the solicitor not attend one zoning hearing board case (740 South Matlax Street) because the issue aligns with an anticipated ordinance revision; but staff recommended solicitor attendance for a second variance (124 East Chestnut Street) where the requested relief raises more complex neighbor encroachment questions. The hearing for 124 East Chestnut is set for Oct. 27.

HARB applications and unified residential use

The committee approved forwarding HARB sign recommendations to the work session (vote reported 3‑0 for the work‑session referral). The proposed unified residential development use for the Town Center district remains under planning commission review; commissioners asked planning staff to tighten HARB design guideline language (change permissive “may” language to “shall” in selected sections) and expected an updated draft quickly for committee review.

Sidewalks and sidewalk‑use permitting (Chapter 95‑11b)

Staff presented a draft policy rationale and asked permission to draft a permitting system that would allow and regulate limited uses in the sidewalk/right‑of‑way (planters, temporary A‑frame signs, café extensions and similar elements) while preserving required clear pedestrian passage. Current code language broadly prohibits items in the right‑of‑way for state roads; the proposed local permit would specify minimum clear widths (36 inches in most cases), weight and placement limits, time restrictions and an approval process that could accommodate HARB standards in historic areas. The committee authorized staff to draft the permit language and send it to the solicitor for review.

Why it matters: the proposed amendments address recurring development‑review conflicts in the downtown and town center — frontage/height relationships, signage that conflicts with historic character, and ad hoc sidewalk uses — by creating clearer standards and a permitting route for desirable sidewalk improvements while preserving ADA clearances and traffic safety.

Speakers

• Aaron — Director of Zoning/Planning (staff). • Nicole Shimoni — Chair, Smart Growth Committee. • Tom Estes — Borough solicitor. • Jim Cherry — Planning Commission member.

Authorities

• Chapter 112 (Town Center and PUC sections referenced). • HARB standards (Historic Architectural Review Board guidance). • Chapter 95‑11b (existing sidewalk/right‑of‑way restrictions).

Actions extracted

• Send Town Center dimensional amendments (front/side setback changes) to work session for ordinance drafting — outcome: approved to work session. • Ask staff to draft sign‑ordinance substitute language to allow HARB‑recommended base materials and submit to solicitor — outcome: approved to draft and submit. • HARB sign applications: forward recommendations to work session (3‑0 reported). • Solicitor attendance: recommended not to attend zoning hearing board for 740 South Matlax; recommended to attend 124 East Chestnut (hearing set Oct. 27). • Authorize staff to draft a sidewalk‑use permit ordinance (Chapter 95‑11b amendments) and send draft to solicitor — outcome: approved to draft.

Clarifying details

• Town Center front/side setbacks: proposed 0‑foot minimum; a 10‑foot minimum setback where buildings exceed standard height overlays (to preserve light at street level). • Sign area: current guideline cited a 24‑linear‑foot cap for an individual sign; staff proposed exploring area flexibility for long façades with HARB input. • Sidewalk clearance: staff referenced a minimum clear pedestrian width of 36 inches (existing local practice reflected in staff recommendations).

Proper names

[{"name":"Historic Architectural Review Board (HARB)","type":"agency"},{"name":"Town Center (TC) District","type":"other"},{"name":"Chapter 95‑11b","type":"other"},{"name":"Jim Cherry","type":"person"}]

Meeting context

Engagement level: moderate; multiple ordinance items were bundled to expedite solicitor review; planning commission members and HARB were cited as active participants in drafting. Implementation risk: medium (ordinance amendments will require formal drafting, county planning review where applicable and public hearings). History: planning commission has worked on TC edits for several months; unified residential use language evolved after earlier redevelopment controversies.

Searchable_tags:["TownCenter","signs","HARB","sidewalks","Chapter95-11b","unified_residential","zoning_amendments"],

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