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West Chester Weekly News Roundup - Jan. 12, 2024

West Chester Weekly News Roundup - Jan. 12, 2024

West Chester Weekly News Roundup

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It’s Friday, Jan. 12, 2024. How do we solve a problem like Burger King? Last year West Chester Borough Council approved the construction of two massive apartment complexes. How do we stop these cookie-cutter creations from being built? We need to start now. Plus, Henderson’s new esports team is heading to states, storm damage, and we are (finally!) getting a bookstore.

Who’s ready? Let’s catch up.

How Do You Solve a Problem Like the Burger King Apartments?

Darlington St. row homes

Last month Borough Council voted unanimously to approve a 128-unit residential apartment building at 410 S. High Street where the shell of the Burger King property still remains. Two months before, they approved a 185-unit complex at 330 W. Market St, the former home of Mitch’s Gym. Both approvals came despite fervent opposition from neighbors (residents in the vicinity of BK went so far as to hire legal representation.) They raised legitimate concerns over parking, traffic, and scale.

While the review process was not futile - developers made concessions to the footprint of the building, parking (neither complex will be allowed to participate in the Borough’s residential parking program), and design - it did not yield the result many had hoped for: smaller scale.

“Less big and more aligned with the rest of the neighborhood,” one resident local to the BK property told me. “If it was going to be housing then something similar to what we see on Dean or Price would have been nice.”

So what’s happening? Why do these massive, cookie-cutter complexes keep getting the green light despite resident opposition and seemingly little excitement for them by anyone involved in the process? As it turns out it’s because this is what we as a community have been asking for by way of our Zoning Code, a legal tool that lets developers know what can be built where.

To get a better picture of what is going on and how we strayed so far from the narrow row homes of our prized historic district, I took a walk with West Chester Planning Commission member and architect Thomas Dougherty.

The Way We Were

While the Borough routinely approves combining lots, it actively fights attempts to divide.

We met at Mitch’s and wound our way through West Chester’s historic district to the Burger King lot on High St. Along the way we passed blocks and blocks of narrow row-homes - many just 16 ft across.

“I feel like the Borough is changing without proper guidance,” said Thomas. He pointed out that while plans for Mitch’s and BK, were designed “by right” or in alignment with the Borough’s Zoning code, the properties we passed on Darlington Street couldn’t be built today without a developer obtaining a number of variances, or special permissions from the Borough. This is in part because the Borough Zoning Code sets a minimum lot size but not a maximum lot size. Developers easily and routinely combine lots (four lots were combined to house the new Market St. development). However, in December, Borough Council voted unanimously to send the solicitor to fight a request to reduce the allowable median lot size on Dean St.

And variances, as it turns out, are easily challenged. Even if a municipality decides not to fight the request many others could, thus opening the developer up to long and potentially costly legal battles. It’s a path most developers - fairly - just won’t risk. As Thomas explains, when the “headache” (risk, time, cost) to pursue a 20-unit development is the same as it is to pursue a 200-unit one, developers understandably take the larger route. It also makes it difficult for any but the largest firms to invest in the Borough. “Any developer or builder without the capital to pursue and build over 100 units can simply not compete,” said Thomas.

So what can we do? Thomas had a few suggestions.

Looking to the Future

Artists’ renderings for Burger King (left) and Mitch’s (right.)

Legalize the historic building and development form of West Chester - Remember that home on Darlington Street? Thomas thinks we should start by making it legal again. “Our current minimum lot size in the NC2 district is 20 ft wide and requires two off-street parking spots. It would be illegal to build the homes along Darlington Street or New Street,” he said

Incentivize the building types that reflect the Borough - “Walk around the Borough, what do you like? What contributes and defines the feel of West Chester?” said Thomas. “Let's start by legalizing these building types (for example, the 16 ft. wide brick row-homes) and incentivizing their development over others by making them easier to build.”

Walk down Adele Alley aka Burger View - Want to encourage an inner-block streetscape with narrow dwellings like this? Determine what would be acceptable and outline how builders can do it - by right. Then streamline the approval process to make it the easiest of all options to build. Prioritizing and streamlining projects that promote gentle density growth would not only better align with the wishes of residents, but would also help bring in more small-scale developers.

Set a maximum lot size - we already have a minimum lot size which is bigger than many of the Borough’s historic homes. We could also easily set a maximum lot size. This wouldn’t necessarily stop large developments but it would require developers to get a variance or break them up into a couple of individual buildings.

Get residents involved in the process - “What does the builder know about what’s appropriate [in West Chester]?” asks Thomas. “Ask the people who walk the street.”

None of this is an effort to discourage what is likely forthcoming growth - West Chester was the top real estate market in the country after all. A few changes, though, could better manage how we grow and getting there really wouldn’t be that hard.

“All it would take would be for Borough Council to change the zoning,” said Thomas.

Hearts You Hold

Hearts You Hold (HYH) is a nonprofit that supports immigrants, migrants, refugees and asylees by taking the time to ask them what they need. Requests are submitted, we post them and donors browse through them to decide which ones they would like to fund!

Visit the Request Page on our website and make a difference today!

The Warnings.

Images from Tuesday night’s storm. West Chester Police on Instagram.

Streets in this area flood before the others. Wednesday night’s rain and wind brought about the usual suspects of street closures due to flooding including E. Barnard St., E. Chestnut St., and Montgomery Ave. Downed trees added several more. Even poor Santa wasn’t immune to the storm’s wrath.

As of Thursday night, more than 4,300 Chester County residents remained without power including 293 in West Goshen, 249 in Westtown and 99 in East Bradford.

The pleasure is going to cost you. Guess what? West Chester remains among the most expensive places to live in the state according to the latest analysis of real estate data by news site Stacker. Using data from Zillow, the site determined West Chester, with a typical home value of $583,739, is the 19th most expensive market in the state. This is up from the summer when we were the 20th most expensive market, but an improvement over last year, when we were the 15th most expensive market in the state. A five-year, 42 percent increase in home prices probably isn’t helping any.

Users may not be as they appear. West Goshen police are seeking assistance in identifying three suspects wanted in connection with an identity theft. They released a series of five pictures but few other details about the incident. If the faces trigger anything, contact the West Goshen PD at 610-696-7400 with your info.

Respect road closures. Failing to do so could cause immediate and unnecessary damage.

Take your frustrations out at the ballot box. A West Goshen man who scribbled “murderer” on campaign signs was fined $300. “This was a one-time thing,” he told the judge. Well, that’s good to know.

The Accolades.

Henderson’s Rocket League team beat 5th-ranked Central Bucks South to advance to the state championships.

Last year, Henderson launched an Esports program on somewhat of a trial basis. The goal, according to team advisor and Henderson teacher Jamie Wagner, was to “create opportunities for students that aren’t currently present in our school system.”

It seemed she was on to something. Last year’s trial quickly grew from a casual club to a sanctioned sport with roughly 50 students on the roster.

“This year there was a lot of interest in our esports program from the student body so I decided to join the PIEA (PA Interscholastic Esports Association) where there was a larger opportunity for games and student leadership,” said Jamie who co-leads the program with fellow Henderson teacher Dan Coley.

No longer relegated to the basement TV - esports are a growing, and increasingly lucrative, industry with pro gamers earning between $1000 and $5000 a month on average. Even on an amateur level, things are heating up. According to a Parents’ Esports Guide put out by the National Federation of State High School Associations, more than 200 colleges and universities have varsity esports teams with many of those offering scholarship dollars to top players.

At Henderson, the students competed for three to five spots on five teams. Each team specializes in a popular video game either Overwatch 2, Super Smash Bro’s Ultimate, Rocket League, or Valorant. All games played competitively at the high school level are either rated "T for Teen" or "E for Everyone." Henderson fielded a team for each of the four PIEA-eligible titles and two for Valorant. According to PIEA, more than 150 Pennsylvania middle and high schools have competitive esports teams.

The esports calendar is divided into two regular seasons, fall and spring, with each having a playoff season. The Henderson gamers, only a season in, have already found early success.

“Every one of our five fall teams qualified for the playoffs,” said Jamie and two of those teams have already grabbed state attention.

Henderson’s Valorant A squad entered the playoffs ranked seventh in the state. Last week, they lost in a nail-biter in the final round of the quarterfinal. “After an intense match up they were defeated in the final round by only two points,” said Jamie. “This team has a lot of skill and I hope to see them back for the spring season.”

But Henderson’s not done yet.

“Our Rocket League team (ranked 4th in the state) won their quarterfinal match defeating 5th-ranked [Central Bucks South],” Jamie shared last week. The Rocket League team will now be traveling to Juniata College on January 14 to play in the PA state championship. In true gaming fashion - the competition will be live-streamed on the PIEA YouTube channel. In what should be an intense match, the Warriors take on #1 ranked South Fayette in round 1.

“These young athletes have showcased not only their gaming skills but also the values of teamwork, perseverance, and sportsmanship,” said Jamie.

Also, this week, high fives to Duke Greco. The former head of the Delaware Valley University football program has accepted the position as West Chester University’s 17th head football coach.

"There was a deep and talented pool of candidates, and Duke impressed me more and more with each interaction. His record as a head coach, his ties to our region, and his commitment to the overall development of young men stood out to me,” said WCU Director of Athletics Terry Beattie.

Coach Greco leaves the Aggies with a record of 91-15 over 10 seasons.

Speaking of WCU football accolades, a round of applause to football mentor and former head coach, Danny Hale on being named a member of the College Football Hall of Fame‘s Class of 2024. Coach Hale led the Golden Rams from 1984 to 1988 before leaving to coach Bloomsburg. He is the second individual with West Chester University connections to be elected to the National Football Foundation College Football Hall of Fame.

Does anyone know the first? Answer at the end of the newsletter.

Finally, congratulations to Manjé Caribbean Cuisine on their first anniversary in the Borough. I have still yet to make it over, but next week may be my week. I love a good butternut squash soup.

Hello.

Bookstore Bakery coming soon to 145 W. Gay St.

After years of sending good vibes into the universe, it seems my wish for a downtown bookstore may be here soon.

“We were just going to open one day,” said Jonathan, who owns the new Bookstore Bakery on 145 E. Gay Street with his girlfriend Jessica. “We’ve been working on it for a while now. We had everything prepared, we were just waiting for the books.” Now the books are in and the couple is ready to ease into entrepreneurship.

“We are kind of causal,” he said. “We are not business people. We don’t know much about marketing and we don’t want anything too high-paced.”

What they do know are books - he’s an English major, sweets - she’s a Culinary Institute of America-trained pastry chef - and an opportunity when they see one.

What was originally just going to be a bakery, morphed into a hybrid endeavor after the couple noticed an abundance of bakeries and the Borough’s surprising lack of a bookstore. Of course, there is the library and the Second Reading used book store on Church Street but a new release, let-me-grab-a-coffee-and-browse-a-minute bookstore, that has been missing for a while now.

“We are trying to be a relaxed space. We don’t want to intimidate anybody,” said Jonathan.

Now the shelves are up and books are placed - all 400 of them. For now, they are mostly best-selling, new releases but more are coming. “I have space to put more books, but I didn’t want to fill it,” said Jonathan. “I am waiting to see what the town wants to read.” He’s also planning to work with the public library to help offer alternate options on their most requested titles.

Early days will also not have the pastries but there will be drip coffee and a supposedly solid homemade iced chai. There will eventually be a full grand opening with egg tarts and a vegan banana muffin you won’t know is vegan. For now, Jonathan and Jessica are ready to test the waters.

“We are going to put the sign out and we’re open,” said Jonathan. “Possibly as soon as this weekend.”

Not sure if that initial signposting will come with a forewarning, but for all other updates follow them on Instagram.

Also, this week the West Chester Film Festival made the official pronouncement - it will be back for its 18th season. This time with a new president and five new board members.

“We are excited to enter this new chapter,” said Victoria Rose, Sponsorship Coordinator. “There is a lot of energy to reinvigorate our festival with creative ideas for the future.“

Long-time volunteer Sarah Beck will be stepping up into the role of president. Not only does she know the festival, but as Operations Manager for the Brandywine Ballet she’s also familiar with coordinating multifaceted productions.

“I am grateful to [Former President] Carol Quigley, who led the Fest for many years through many challenges,” said Sarah. “We are looking forward to seeing her actually relaxing and watching films at the Festival this year!”

The West Chester International Short Film Festival will be held from April 26 to April 28.

Also, ready to give it a go again this year? That would be the East Goshen Park Camp Out. Last year the park opened itself up for one night of camping. Attendees pitched tents, roasted marshmallows, watched movies, and more. The event was so well-received it is coming back this year even bigger than before.

“Last year’s inaugural event was such a hit, we are doubling everything (but the price),” the Township shared on Instagram. The Camp Out is scheduled for June 1. Full details and sign-up info have not been released yet but if you’re interested in first notice, you can email EGT Parks Director Jason Lang at [email protected] to be added to the distro list.

And keeping with a trend, West Chester Parks and Rec event calendar was released for the year. It looks like one less movie night and a new parade are coming your way. According to the calendar, West Chester will be holding a 225th Anniversary Parade sometime in April. Date still TBD. Want on the deets and dates? You can find the full list here.

Goodbye.

The remaining lights and holiday decorations come down this week.

And like that, it’s goodbye to the 2023 holiday season. According to the West Chester Business Improvement District, downtown’s lights and remaining decorations are coming down this week.

“We hope you have enjoyed the lights and they will be back again in 2024!” BID Director John O’Brien said in his weekly newsletter.

Also, Chester County Hospital is saying goodbye to another “Best of List.” In December, it learned it was left off U.S. News and World Report’s “Best Hospitals for Maternity Care” despite being included in previous years. This omission was in addition to a downgrade in its fall Hospital Safety Grade from Leapfrog Group. Its longstanding A fell to a B in November.

However, no, need to fret yet. Despite the noted slips, Chester County Hospital remains one of the top institutions in the state. U.S. News and World Report ranked it the #13 best hospital in the state; Newsweek put it at #11 and while US News left it off its maternity care list, Newsweek included it on theirs.

Finally, yes, the Starbucks on Wilmington Pike is closed for renovations.

Pay It Forward.

The Friends Association on Chestnut St. is hosting an MLK Day donation drive.

Monday is Martin Luther King, Jr. Day - a day many people like to honor by focusing on ways to give back to their communities. If you are looking for ways to commemorate MLK’s legacy, here are a few options.

Friends Association’s MLK Day Donation Drive. All you need to do is grab a couple of items off their “Most Needed Items” list and bring them over to 113 W. Chestnut St. anytime between 9 a.m. and 4 p.m. Or order them directly from the provided Walmart Registry and save yourself the trip.

Henderson Girl’s Basketball Shooting Clinic and Safe Harbor Donation Drive. This one’s a two-fer for parents of first through eighth graders. Lady Warriors Coach Greta Neff and team are back for their annual Shoot and Serve clinic. For $30 and a Safe Harbor Donation, participants will get two hours of shooting instruction and a snack. Clinic is being held on Monday from 11 a.m. to 1 p.m. Register here.

Help stock a Little Free Pantry. The Master Baker on W. Gay Street has one and so does the United Methodist Church on High St.

Get to Know West Chester Activist Bayard Rustin. Until recently the life and times of the West Chester-born activist were largely overlooked. Now Bayard Rustin is getting his due. This fall the biopic Rustin began streaming on Netflix. Now it’s generating award-season buzz for star Colman Domingo. There is also a new bio on the Civil Rights leader available at your local library. Bayard Rustin: a legacy of protest and politics is on the shelf now at the West Chester Public Library.

Finally, don’t forget - The Fund for Women and Girls is seeking nominations for its 2024 Kitchen Table Award. Know a Chester County woman who has gone above and beyond when it comes to making a positive change for women and girls in the county? Help her get the recognition she deserves. Nominations are due by Jan. 26. You can find more information and the nomination form here.

The Weekend Marquee by Uptown

Jan. 19: Back in Black

Jan. 20: The Grateful Dub

New Year, new music from Uptown. Up first, an AC/DC tribute band with a catalog 80 songs deep followed by the mellow jams of Jerry Garcia and the Grateful Dead. Get your tickets today! (Click on the images above for a preview of the performances).

The Freakin’ Weekend.

Winter walk

What are you up to this weekend? After storm cancellations and holidays, we are going to be sitting sideline at several basketball games this weekend. Maybe also checking out a new bookstore?

If you are around this weekend, Mimi’s is on for tea service, Hop Fidelity has in its hands some new limited edition pressings, and Gemelli Gelato is offering buy one, get one half off on gelato. You’ve held to that resolution long enough, haven’t you?

Next week, Greystone will hold its third annual Betty White Day .Celebrate with $3 hot dogs and discounted martinis. Cheers to what would have been 102, Ms. White!

Finally, keep your exercise goals going with Saturday Night Basketball at the Melton Center - 8:30 - 10:30 p.m. for adults. Entry fee $5.

And a big thank you to Miller’s Insurance this week’s Community Sponsor. Miller’s is an independent agency offering a wide range of personalized insurance options. They are also committed to making a positive impact in the community and have been a sponsor of over 20 different local organizations! Check out their website to learn more about what they do.

Miller’s Insurance

Locally owned and run for over 45 years, Miller’s Insurance offers a wide range of home, auto, business and personal insurance solutions that are tailored based on your needs. As an independent agency, Miller’s works with multiple insurance providers, giving you the power of choice. Let them help you find the right coverage. Get started today!

View a list of all our amazing Community Sponsors here. Want to get your business out in front of this wonderful community? I don’t blame you. Ad space is open for 2024!! Send me an email if you are interested.

Thank you to everyone who has signed on for a year of West Chester news, events and, who knows what else we will discover. If you have not yet made your yearly contribution, you can do that below. ($10 is suggested. That’s like a quarter an issue - really, is there a better deal out there?)

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Mark your calendars:

Jan. 13 - A Year with Frog and Toad, Uptown Knauer Performing Arts Center, 1 p.m. A hit on Broadway, this whimsical show follows the cheerful, popular Frog and grumpy Toad through four fun-filled seasons. Tickets: $18/13 and over; $12/12 and under plus $2 service fee.
Jan. 13 - Better Than Bacon, Uptown Knauer Performing Arts Center, 7 p.m. West Chester's favorite improv comedy troup is back! Tickets: $25 in advance; $30 at the door; plus $5 service fee.
Jan. 13 - Saturday Night Basketball, Melton Center, 6 - 10:30 p.m. Teens 13-17 hold the court from 6 - 8 p.m. followed by adults 8:30 - 10:30. Entry fee $5. No spectators allowed.
Jan. 14 - A Year with Frog and Toad, Uptown Knauer Performing Arts Center, 1 p.m. and 6:30 p.m performances. A hit on Broadway, this whimsical show follows the cheerful, popular Frog and grumpy Toad through four fun-filled seasons. Tickets: $18/13 and over; $12/12 and under plus $2 service fee.
Jan. 15 - $5 Monday Night Movie: Selma, Uptown Knauer Performing Arts Center, 7 p.m. Complimentary popcorn provided.
Jan. 18 - Peirce Orchestra Concert, Peirce MS, 7 p.m.
Jan. 18 -The Breakers, Uptown Knauer Performing Arts Center, 7:30 p.m. The country's premier Tom Petty & the Heartbreakers tribute band. Tickets: $35-45; $5 more at the door; $5 service fee.
Jan. 19 - Back in Black - AC/DC Tribute, Uptown Knauer Performing Arts Center, 7:30 p.m. Tickets: $35; $5 more at the door; $5 service fee.
Jan. 20 - West Chester Growers' Winter Market, corner of Church & Chestnut Sts, 10 a.m. - 12 p.m. The market is open rain, snow or shine.
Jan. 20 - The Greatful Dub, Uptown Knauer Performing Arts Center, 7:30 p.m. Tickets: $35; $5 more at the door; $5 service fee.

Psst. Like to plan? Check out the Calendar page for even more events.

Quiz answer: Glenn Killinger - the Penn State QB was a 1921 All-American and later WCU head football coach for much of the 1930s, 40s and 50s.

That’s it. Stay safe, stay healthy, and have a great holiday break. I'll see you next year!

Oh, one more thing, if you think one or more of your friends would like Hello, West Chester, too, please forward this newsletter and tell them to come and join us.