As explained elsewhere on these pages, the question of height limits has aroused passionate debate in the past. The current limits -- a maximum of 45 feet everywhere in the Borough, plus two zones in the town center where, with special permission from Borough Council, one can build to 180 feet and 90 feet respectively -- were enacted in 1996. The issue came up again when the County announced its plans to build the new Justice Center, and the Borough's Comprehensive Plan (approved in 2000) called for Council to reconsider the limits.

The red lines mark the boundary of zoning districts.

Preservation of the Gay Street corridor recognizes the objections raised by HARB in a letter to the Planning Commission last May and acknowledges the argument that West Chester's historic downtown is a major factor in the Borough's revitalization. By suggesting a maximum height option of 90 feet, the Comitta proposal seeks a compromise between the 135-foot recommendation offered by the Business Improvement District last July and the 60-foot recommendation offered in the HARB's December 7 letter to Borough Council.

To provide an incentive for redevelopment of the area east of Matlack Street, Comitta's proposal offers the right to build up to 60 feet without special approval in the area bounded by E. Market, N. Matlack, and Bolmar Streets and the alley located one half block north of Gay Street. They could go even higher -- up to 90 feet -- with Council's permission, but that process also gives Council some control over the appearance of the building's landscaping, fencing, street wall and windows. (See Borough Code Chapter 112, Section 33, available at the Borough web page under "Reports >> Borough Code."

Elsewhere, the new proposal would establish a 90-foot height option in several new areas and retain it along Market Street in the current 180-foot height option district. The new areas include the parking lot, warehouses and the site of the former water tower west of the corner of Gay and New Streets; the northeast corner of Chestnut and Walnut Streets; and the southeast corner of Walnut and Market Streets. [Note: As the proposal notes, within the historic district (which includes Market Street), Section 112-58 of the Borough Code provides rules limiting changes to or the demolition of historic structures.]

A 60-foot building height limit would block several proposals that have been floated in the past year. One, from Teres Holdings, would build a 75-foot high hotel and parking facility on the Mosteller Garage site at the corner of Walnut and Chestnut Streets. [See details on the July 13 public meeting and response ] Another is the proposal by McCool Properties LLC to construct a 75' townhouse and parking structure on the former Yearsley's lot.

By restricting all building heights to 45 feet in the Gay Street historic corridor, Comitta's proposal exceeds the HARB proposal when it comes to preservation. Both proposals note than any construction in the historic district will be subject to the HARB guidelines and require Council approval. Both proposals also offer incentives to develop the area east of the town center, while reducing the overall height limits. But the Comitta proposal leaves room for the redevelopment of the Mosteller garage site in a way that brings a large hotel to the Town Center.

Everyone will have about three weeks to think about it before the discussion resumes at the January 9 PZBID meeting. Expect Council to take action in the first quarter of the new year.