A year or so ago I wrote about pending West Chester development by tracking blocks of land being purchased by a single developer, sometimes over decades. Since the article was published we have seen the development of the Mitch’s Gym lot; now we have word of a second predicted development in the works. It’s a seven-story apartment complex planned for a collection of lots around 400 E. Gay St, or the Christmas Tree lot.

The property description from February 2023 remains accurate today:

“Nine properties including five on E. Gay St., one on N. Adams, and three on E. Market Street form a continuous property west from the edge of Tires Plus on Gay Street to Adams Street then south on Adams to Market and east to the edge of the KFC parking lot.”

So far development specifics are sparse. All that has been presented is a sketch plan which is even less detailed than a preliminary plan. This is because before developers move forward with fleshing out all the features of this project they need to know if they will be allowed to build it at all. The property is in a floodplain and, technically building in the floodplain is not allowed in the Borough. However, since there are already buildings there the Zoning Hearing Board could ok the project. It’s a similar situation to the apartments going in at Rubenstein’s. Since both uses are non-conforming, the applicants are arguing their proposal is the less harmful of the two options – or as they put it “undoubtedly less intense.”

Of course, that doesn’t mean there isn’t enough information to outline things to come. 

Here is what we know so far:

• Developers are proposing a “seven-story apartment building, with associated amenities, and retail space along with 383 parking spots. The apartment building will be raised above the floodplain area by structural supports within the existing floodplain.” I took that right from the hand-delivered Special Exception Application letter.
• Last week, during the Smart Growth Committee meeting, Borough Manager Sean Mettrick described the project as having “a little over 300 multi-family units.” I couldn’t verify those numbers, but I am willing to assume Mr. Mettrick knows what he is talking about. Of course, these numbers could change as plans progress but it’s something to ballpark with.
• The property is currently occupied by a car wash, a car repair building, an equipment rental building, and an open lot sometimes used for seasonal sales, most recently for fireworks.
• The area floods – a lot – which is not surprising since Goose Creek flows directly under the building. From the application for a special exception, we also know creek water currently runs through two partially obstructed corrugated 48” x 54” pipes. Developers plan to replace the pipes with a concrete culvert which will “more effectively convey stormwater, as well as more easily allow inspection and maintenance of the pipe.”  (TBD if this will align with West Goshen’s plans for the area. See “Goodbye.”)  
• The property is zoned Commercial Service (CS) which allows buildings of up to 75’ in height in certain cases – something developers hope to take advantage of. While the CS District is designed to accommodate automobile-reliant commercial uses, think fast-food restaurants and autobody shops, there is also an option for mixed-use development as long as the property has “frontage on Market Street, Gay Street, Strasburg Road, Downingtown Pike, or Hannum Avenue” – which this does. The Zoning Code also mentions “specific criteria to support affordable housing.” No word yet if this project will do that, but it would be nice, wouldn’t it?

Ok, back to things we know.

We know that because of the floodplain issue, this project will need a special exception from the Zoning Board if it is to proceed. The Zoning Hearing was originally scheduled for later this month but it has been postponed until August 26. So, we’ll be waiting another month for answers.

In the meantime, here are the submitted plans if you would like to dig through them.

In related news, West Chester Borough Council voted this week to hold a public hearing on changes to parking requirements. According to the current Zoning Code, a developer’s parking obligations are determined by a parking study. While sound in theory, it is believed that these studies have underestimated the actual need and will lead to parking shortages in the future. To correct this, the revised Code returns to set requirements. For example, for each one-bedroom apartment, developers will be required to provide 1.2 parking spaces. You can review the redlined code for yourself here and read up on the reason for the changes here.  A public hearing on this topic has been scheduled for Sept. 18.

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Originally published on July 19, 2024

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