[Ord. 1968, 9/8/2003, § 300; as amended by Ord. No. 2201, 1/11/2021; and by Ord. No. 2205, 9/13/2021]
Pottstown is divided into zoning districts listed in the chart
below. Zoning districts of Pottstown neighborhoods that were mostly
built more than 50 years ago are grouped together in a Conservation
District overlay. Commercial areas adjacent to historic neighborhoods,
and entryways to Pottstown's historic areas, are grouped together
in a Gateway District overlay. Special rules also apply to areas in
the Keim Street Gateway, Business Overlay and for the Pottstown Airport
District.
Conservation
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NR
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Neighborhood Residential
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TTN
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Traditional Town Neighborhood
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D
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Downtown
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Gateway
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NB
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Neighborhood Business
|
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DG
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Downtown Gateway
|
|
GE
|
Gateway East
|
|
GW
|
Gateway West
|
|
P
|
Park
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Contemporary
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FO
|
Flex-Office
|
|
HB
|
Highway Business
|
|
HM
|
Heavy Manufacturing
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Special Overlay
|
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Airport Overlay
|
|
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Keim Street Gateway Overlay
|
|
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Business Overlay
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[Ord. 1968, 9/8/2003, § 301]
1. An official
map is on file in the office of Pottstown's Zoning Officer in Borough
Hall. This map is a part of this Chapter and shall be known as the
Pottstown Borough Zoning Map. Where there is any uncertainty, contradiction,
or conflict as to the location of any zoning district boundary, the
Zoning Officer shall make an interpretation.
2. Details.
For details about the Pottstown Borough Zoning Map, see Zoning Appendix
A3, Section A300 through A301.1, located at the end of this Chapter.
[Ord. 1968, 9/8/2003, § 302]
Pottstown is nearly fully built out. Less than 5% of Pottstown's
land area is vacant and suitable for building. Therefore, most future
development in Pottstown will involve the renovation and alteration
of existing buildings and the construction of new buildings interspersed
with existing development.
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Changes in the appearance of existing buildings and new construction
interspersed with existing historic buildings have a powerful impact
on the established character and the social and economic well-being
of the residents and property owners of Pottstown.
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One of Pottstown's greatest assets is its heritage. Its oldest
neighborhoods were built more than 100 years ago, and its downtown
took its current form in the late 19th century. Nearly all of Pottstown's
residential areas are at least 50 years old.
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Through participation in numerous plans and studies, the people
of Pottstown have said they want to preserve and enhance the traditional
character of Pottstown. They like its rich architecture and its neighborhood
feel, with sidewalks, street trees, and mixture of houses, offices
and stores within walking distance of each other.
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Moreover, numerous studies have recommended that Pottstown's
future lies in building on its heritage. For example, a study by the
Urban Land Institute noted:
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"For its size, Pottstown contains some of the oldest, most architecturally
significant, charming housing stock in the Northeast. Some of this
stock is very well maintained. Preserving it is not only vital to
Pottstown's long-term future, but could very well serve as a major
tool for marketing the community."
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Pottstown has two Historic Districts, in the downtown area and
along High Street, certified by the Pennsylvania Bureau for Historic
Preservation. In 2002, after officials visited Pottstown and reviewed
documentation provided by the Borough, the Bureau for Historic Preservation
declared the vast majority of Pottstown's traditional neighborhoods,
many of which are outside Pottstown's Historic Districts, as eligible
for listing on the National Register of Historic Places.
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The traditional neighborhoods outside the Historic Districts,
and similar adjacent neighborhoods, are hereby incorporated into a
Conservation District with the following purposes:
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•
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Preserve the architectural integrity of traditional areas
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•
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Ensure new buildings are compatible with existing traditional
areas
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•
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Find viable uses for old buildings that are no longer suitable
for their original use
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1. It is the intent of the Conservation District to incorporate and
utilize the requirements and provisions of Sections 603, 604, and
605 of the Pennsylvania Municipalities Planning Code to create such
Zoning Ordinance provisions that will:
A. Promote, protect, and preserve areas of historic significance.
B. Promote, protect, and facilitate preservation of areas with historic
values.
C. Regulate the uses of structures at, near, or along places having
unique historical architectural interest or value as contemplated
by the relevant provisions of the Pennsylvania Municipalities Planning
Code.
[Ord. 1968, 9/8/2003, § 303; as amended by Ord.
2085, 9/12/2011]
1. Within the Conservation District, the Borough shall regulate:
A. The proposed demolition of any building with a footprint larger than
500 square feet;
B. Any proposed addition to an existing building, larger than 200 square
feet;
C. The size, height and design of any new building; and
D. The location of any new building on a lot.
[Ord. 1968, 9/8/2003, § 304; as amended by Ord.
2085, 9/12/2011]
1. Any applicant who seeks within the Conservation District to demolish
a building, construct a building or construct an addition to an existing
building, as described in Section 303 above, shall submit an application
provided by the Borough. The application shall include the information
described in Section 202 of this Chapter.
A. The Zoning Officer shall review the application and determine if
the proposal meets the guidelines of this Chapter, and, if so, the
Zoning Officer shall approve the application. At the discretion of
the Zoning Officer, the Zoning Officer may submit the application
to Borough Council for its review and approval. The review and approval
by the Zoning Officer and/or Borough Council shall be based upon the
design guidelines in Sections 306 through 317 of this Chapter.
2. Any applicant that seeks to alter the facade of an existing building
in the Conservation District shall submit an application provided
by the Borough. The application shall include the information described
in Section 202.1B of this Chapter.
A. If the Zoning Officer determines that the proposed change meets the
guidelines of this Chapter, he shall issue a permit for the work.
[Ord. 1968, 9/8/2003, § 305]
When reviewing applications for permits under this Chapter,
Pottstown Borough Council shall apply the design guidelines in Section
306 through Section 317.
[Ord. 1968, 9/8/2003, § 306; as amended by Ord.
2085, 9/12/2011]
1. The demolition of any existing building of historic value should
be considered a last resort, only after the applicant can either:
A. Demonstrate that no other viable alternatives for reuse of the building
exist. This would include:
(1)
An analysis of the building's adaptive reuse feasibility;
(2)
Evidence that no feasible reuse has been found within a twelve-month
period;
(3)
Evidence that no sales or rentals have been possible during
a twelve-month period of significant marketing; or
B. Demonstrate that demolition of a building is an unavoidable and integral
part of a construction scheme affecting a larger area than the building
in question, which will, in the opinion of the Borough Council, provide
substantial public benefit.
2. No building shall be demolished until a plat and design review of
any proposed new buildings has been conducted by the Planning Commission
and approved by Borough Council.
[Ord. 1968, 9/8/2003, § 307]
Pottstown encourages property owners to rehabilitate existing
historic buildings rather than redesign them. In the vast majority
of cases, the best design is the building's original design.
Background: The following illustration (on file at the Borough
office) demonstrates many of the details that define the characteristics
of Pottstown buildings and give them their unique "personality". The
most important part of any building is its "facade," the front of
the building facing the street.
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Design guideline for existing buildings:
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Pottstown encourages property owners, whenever possible, to
retain or repair original architectural features such as cornices,
lintels, windows and doors. If these features cannot be repaired,
they should be replaced with reproductions of the originals. If this
is not feasible, they should be replaced with features that are similar
in size and scale to the original. The facade is the most important
part of the building to conserve in its original form.
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Design guideline for new buildings:
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New buildings in the Conservation District shall be compatible
with surrounding historic homes in:
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1.
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Architectural style
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2.
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Form, either horizontal or vertical
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3.
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Base, body, and cap
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4.
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Scale
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5.
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Texture and pattern of exterior materials
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6.
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Proportion of walls to openings.
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(Photos on file at Borough Office)
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[Ord. 1968, 9/8/2003, § 308; as amended by Ord.
2037, 4/9/2007; and by Ord. 2042, 8/13/2007]
For measuring distances pursuant to this Section, unless otherwise
specified, all measurements shall be made from the center point of
the existing lot. In addition, the term "block" shall mean both sides
of the street.
1. Setback from the street. The distance of a new principal building
from the curb of the street shall be either:
A. The average distance of the existing buildings on the same block
facing the same street within a radius of 250 feet.
B. Or the same distance as at least 30% of the buildings on same block
facing the same street within a radius of 250 feet.
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This distance may be adjusted by as much as 30%, unless all
buildings on the same block facing the same street have the same setback.
This distance also applies to additions to existing buildings.
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2. Setback from other buildings: The minimum distance between any new
principal building and existing buildings shall be:
A. The average distance between the existing buildings on the same block
facing the same street within a distance of 250 feet from each side
property line. In order to address potential concerns of health and
safety, the Zoning Officer, at the Zoning Officer's sole discretion,
may require a side yard setback of up to six feet.
B. This distance may be adjusted by as much as 30%, unless the result
is less than the minimum required six-foot setback from the property
line, if applicable. This distance also applies to additions to existing
buildings. The 30% adjustment may be applied only during the time
of initial layout of the building on the site during the plan approval
process. Field adjustments for building location may require an amended
plan, subject to the discretion of the Borough or its representative.
If required, an amended plan shall be submitted to the Borough for
the approval process as outlined in Sections 200, A200, A200.1, 201,
201, and 203 of this Chapter.
3. Setback from rear lot line: The minimum distance of any new principal
building from the rear lot line shall be:
A. The average rear yard distance of the existing buildings on the same
block facing the same street within a radius of 250 feet.
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This distance may be adjusted by as much as 50%. This distance
also applies to additions to existing buildings.
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How to measure distances: Distances can either be measured in
the field or by using GIS or Sanborn maps available at Pottstown Borough
Hall.
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Setback from curbline: A property owner wishes to subdivide
the lot at 246 Chestnut Street, shown in an illustration on file at
the Borough Office, and construct a new building. Using the Sanborn
Map, we see there are 18 buildings facing the street on the block.
At least 30% of the buildings are placed adjacent to the sidewalk
(nine feet back from the curb), so the new building may be placed
nine feet back from the curb (adjacent to the sidewalk). Alternately,
we can add the setbacks of all 18 buildings and divide by 18 to get
an average setback of 12 1/2 feet from the curb, which may be
adjusted by as much as 30%, for a possible setback of nine feet to
16 feet from the curb.
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Setback from other buildings: Measuring the total distance between
the 18 buildings on the block and dividing by 18, we reach an average
distance of 11.6 feet. This can be adjusted by as much as 30%, so
a new building may be placed, as a minimum distance, eight feet from
neighboring buildings or a minimum distance of six feet, if applicable,
from each side property line, whichever is greatest. Twin homes or
townhomes shall be counted as one building for purposes of determining
these distances.
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Setback from rear lot line: Measuring the total distance of
the existing 18 buildings from their rear lot line and dividing by
18, we reach an average distance of 65 feet. This figure may be adjusted
by 50%, so a new building may be placed, as a minimum distance, 33
feet from the rear lot line.
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A 1907 Sanborn Map of Pottstown shows the footprint of every
building on the 200 block of Chestnut Street. The block has remained
the same for nearly 100 years. Note the buildings are generally proportionate
in size, shape, setback from the street, and side yards.
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4. Setbacks in undeveloped areas: Except for lots of one acre or more,
in cases where a new principal building is being proposed on an area
of the Neighborhood Residential District or the Traditional Town Neighborhood
District where no block structure exists or where there are fewer
than four existing principal buildings on the block facing the same
street, the applicant shall use the closest block with at least four
principal buildings facing the same street to determine the size,
setbacks and height of new buildings. For lots of an acre or more
in the Neighborhood Residential and Traditional Town Neighborhood,
see Section 403, Large Lot Conditional Uses.
5. Setbacks for corner lots:
A. For buildings to be constructed at the intersection of two streets,
the setback for the side of the building shall be:
1. The average distance of the existing buildings adjacent to the same
corner.
2. Or the same distance as at least one of the buildings adjacent to
the same corner.
B. Whenever possible, the entrance shall be located on the corner.
6. General
Regulations for New Buildings.
[Added by Ord. 2085, 9/12/2011]
A. When determining the placement of new principal buildings, the determination of the building's location, when calculated under Subsections
1 through
5 above, shall utilize only those buildings with similar uses, comparing new residential buildings with existing residentially used buildings and new nonresidential use buildings with existing nonresidential use buildings.
B. In the
event there are any vacant or undeveloped parcels, those parcels shall
not be utilized in the calculation or averaging for the establishment
of building separation, distance, or any setback calculation.
[Ord. 1968, 9/8/2003, § 309]
1. A new building, or an existing building with a new addition, should
be either the
A. The average size of other buildings on the same block facing the
same street within a radius of 250 feet, or
B. The average size of at least 30% of the buildings on the same block
facing the same street within a radius of 250 feet.
C. The average size as determined in A. or B. above may be adjusted
as much as 30%.
2. In Neighborhood Residential or Traditional Town Neighborhood Districts:
A new building, or an existing building with a new addition, may be
30% to 100% larger than other buildings facing the same block as a
conditional use if the applicant can demonstrate to the satisfaction
of Borough Council that the facade of the new building will be compatible
with existing buildings on the block regarding:
A. Form, either horizontal or vertical.
D. Texture and pattern of materials.
E. Proportion of walls to openings.
3. In all cases, the new building or existing building with a new addition
must conform to the side yards and setbacks in Section 308, the height
limitations in Section 310, and meet all other provisions of this
Chapter.
4. In the Downtown District: A new building, or an existing building
with a new addition, may be of any size as a conditional use if the
applicant can demonstrate to the satisfaction of Borough Council that
building a larger structure will be compatible with the existing buildings
on the block regarding:
A. Form, either horizontal or vertical.
D. Texture and pattern of exterior materials.
E. Proportion of walls to openings.
5. In all cases, the building must conform to the side yards and setbacks
in Section 308, the height limitations in Section 310, and meet all
other provisions of this Chapter.
[Ord. 1968, 9/8/2003, § 310]
Background. Building height is the vertical distance from the
grade at the front of the building to the top of the roof for buildings
with flat roofs. For other buildings, the perceived height is measured
as illustrated in photos on file at the Borough Office. Cupolas, towers,
or turrets of less than 50 square feet are not counted when measuring
height.
1. Design guideline: The height of new buildings shall be either:
A. Within 15% of the perceived height of the buildings on either side
of the new building, or
B. Within 15% of the average perceived height of the buildings facing
the same side of the block within a radius of 250 feet.
2. In the Downtown District: A building may be up to 60 feet high as
a conditional use if the applicant can demonstrate to the satisfaction
of Borough Council that building a higher structure will be compatible
with existing buildings facing the same block regarding base, body
and cap; form; scale; texture and pattern of exterior materials; and
proportion of walls to openings.
[Ord. 1968, 9/8/2003, § 311]
Background: The front facade of most Pottstown buildings have
three primary components:
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•
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Base – A portion of a building foundation, or in the case
of stores, the first floor of a building, which is distinct from the
upper floors
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•
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Body – One or more architecturally similar stories which
are distinct from the Base
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•
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Cap – The roof of a building, including a cornice or parapet
where the Body of the building ends
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1. Design guideline. For the front facade of existing buildings: (photos
on file at Borough Office).
A. For renovations and alterations, a distinct base, body and cap should
be retained.
2. For the front facade of new buildings:
A. Each new building should have a distinct base at the street level,
a body with a consistent character for the main or upper stories,
and a cap.
B. The base, body and cap should roughly line up with the base, body,
and cap of adjoining buildings.
[Ord. 1968, 9/8/2003, § 312]
Background: The number and size of windows and doors in a building
strongly affect its appearance. The amount of open space in a wall
can be expressed as a ratio. For example, a building with twice as
much wall space as windows and doors would have a two to one ratio.
Most of Pottstown's historic buildings have a wall to openings
ratio between two to one and one to one. Some new buildings have walls
that are largely glass or largely wall. To be compatible with Pottstown's
existing buildings, they should have wall to openings ratios between
two to one and one to one.
Design guideline: (Photos on file at Borough Office).
1. For the front facade of existing buildings:
A. If windows and doors are replaced, the new ones shall use the same
space as the windows and doors they are replacing. They shall not
create a larger or smaller opening in the wall. If the property owner
can demonstrate that the current doors and windows are not original,
the facade may be restored to its original proportion of wall to opening.
2. For the front facade of new buildings or additions:
A. A new building must have a proportion of wall to opening ranging
from two to one to one to one.
3. Dark tinted or reflective glass in windows is prohibited.
[Ord. 1968, 9/8/2003, § 313]
Background: Buildings are usually either vertical or horizontal
in shape. Pottstown's Victorian era buildings are usually vertical — narrow
and tall.
In the Victorian era, even very wide buildings often appear
to be vertical because their windows and doors are taller than they
are wide, and they are grouped together vertically.
Another method to make a wide building appear vertical is to
break the facade into separate sections through the use of setbacks.
In Pottstown's North End neighborhoods, ranch-style homes constructed
in immediately after World War II are horizontal — wider
than they are tall.
1. Design guideline: New buildings shall match adjacent buildings to
determine whether they will have a vertical or horizontal orientation.
If a new building is considerably larger than adjoining vertical buildings,
its facade shall be divided into vertical sections.
[Ord. 1968, 9/8/2003, § 314]
Background: From the colonial era to the Second World War, most
buildings in Pottstown were constructed of brick. A relative few were
made of stone or wood. After the war, many houses were constructed
of asphalt shingles and aluminum siding. In recent years, stucco and
various synthetic siding materials have been used.
1. For existing buildings:
A. Brick walls of buildings visible from any public right-of-way shall
not be covered with vinyl or aluminum siding, stucco, or any other
such materials.
B. If new materials are used to cover existing exterior walls that are
constructed of materials other than brick, they should be similar
in appearance to those of other buildings facing the same the block
within a radius of 250 feet.
2. For new buildings:
A. The exterior materials of new buildings should be similar in appearance
to those of existing buildings facing the same block within a radius
of 250 feet.
B. New materials not found on other buildings on the block may be judged
acceptable if, in the judgment of the Borough, the new building conforms
with existing buildings in other ways, such as height, form, scale,
and proportion of wall to openings.
[Ord. 1968, 9/8/2003, § 315]
1. Because facades are so important to the appearance of a building,
additions should be avoided at the front of a building. Whenever possible,
additions should be constructed at the rear of a building, or the
least conspicuous side. The more visible the addition from the street,
the more important compatibility becomes.
2. Design guideline: When reviewing proposals for additions, the Borough
shall judge its suitability based on: (Photos on files at Borough
Office).
C. Proportion of wall to openings.
E. Texture and pattern of exterior materials.
[Ord. 1968, 9/8/2003, § 316]
Background: Porches are a common element of traditional Pottstown
homes. They are semienclosed with a roof attached to the building
and supported by columns, allowing people to sit outdoors protected
from the elements.
Occasionally property owners will enclose a porch to provide
more living space, but it is almost always at the cost of degrading
the appearance of the building.
Design guideline: (Photos on file at Borough Office).
1. Front porches and side porches that face a street shall not be enclosed,
except by glass or screens that leave intact the original elements
of the porch — the open space, the railings, columns and roof.
2. When columns and railings need replacement, they shall be replaced
with the same materials as the original or materials that are similar
in appearance to the original. Wrought iron or aluminum columns shall
not replace wooden elements. Wooden railings and columns shall be
painted.
[Ord. 1968, 9/8/2003, § 317; as amended by Ord. No. 2203, 4/12/2021]
Background: Fences and walls are another integral part of Pottstown
neighborhoods. Traditionally, fences in front yards have been short
enough so people could easily talk over them. They have been made
of wood, wrought iron, or brick. In areas where buildings have been
built up against the sidewalk, however, fences have formed part of
the street edge and sometimes are as high as six feet.
1. Design guideline (photos on file at Borough Office): One type of
fence shall be used from the choices listed below:
Location
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Maximum height
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Materials
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Front yard
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4 feet
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Vinyl, composite, wood, ornamental iron, aluminum, or steel
designed to look like a picket fence
Brick, stone
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Side yard adjacent to street (alleys excluded)
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4 feet
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Brick, stone, vinyl, composite wood, ornamental iron, aluminum,
or steel
Chain link coated with black vinyl
Privacy fence permitted
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Rear yard adjacent to a street (alleys excluded)
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Front or side yard of a building that abuts a sidewalk
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6 feet
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Vinyl, composite, wood, ornamental iron, aluminum, or steel
Stucco over concrete block (capped with brick, slate or stone)
Privacy fence permitted
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Interior side yard
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6 feet
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Any common fence material and style
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Rear yard
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2. All fences shall be erected with the finished side facing outward,
towards the adjacent property or street.
3. No screening or buffering, including but not limited to fences, hedges,
trees, shrubbery, walls, plantings, or other obstructions, shall be
permitted within a right-of-way.
4. All screening and buffering must be constructed in order to maintain
permissible sight distance for vehicular and pedestrian traffic.
[Ord. 1968, 9/8/2003, § 318; as amended by Ord.
2037, 4/9/2007; and by Ord. 2042, 8/13/2007]
1. Intent: To maintain and enhance historic neighborhoods consisting
mostly of single-family housing with only a few nonresidential uses;
to encourage infill development with similar housing types on smaller
lot sizes.
2. Permitted Uses.
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Dwelling – single-family detached
|
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Dwelling – single-family semidetached (only permitted
on lots of less than one acre existing as of the effective date of
this amendment
|
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Municipal parks, playgrounds, and other such municipal buildings
and uses deemed appropriate and necessary by the Borough Council. [Added by Ord. 2110, 5/13/2013]
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3. Conditional uses (See Conditional Uses — Sections 400-401)
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Cemetery
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Church
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Child care facility – family day care
|
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Dwelling – single-family attached
|
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Golf course
|
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Large lot conditional use, which shall be the only allowable
use for lot sizes of one acre or larger. (See Section 403, Large Lot
Conditional Uses.)
|
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Park
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School
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Utility company operational facility
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Uses of the same general character as those listed in this chart,
with the same or lesser impact on the community as determined by Borough
Council
|
4. Accessory Uses.
[Amended by Ord. 2064, 7/13/2009; by Ord. 2067, 12/14/2009;
and by Ord. No. 2219, 11/14/2022]
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Dumpster (routine collection)
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Dumpster (special collection)
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Garage – private
|
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Greenhouse
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Home occupation
|
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Municipal or civic accessory use/structure
|
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Parking lot
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Solar energy equipment
|
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Storage shed (maximum 120 square feet)
|
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Swimming pool
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5. Existing Building Conditional Uses (See Section 402).
|
Any existing apartment building:
|
|
Dwelling – apartment/condominium
|
|
Offices (except client-based social service provider) on first
floor, and dwelling – apartment/condominium on upper floors
|
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Offices (except client-based social service provider)
|
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Any existing nonresidential building:
|
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Offices (except client-based social service provider)
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[Ord. 1968, 9/8/2003, § 319; as amended by Ord.
2042, 8/13/2007]
1. Intent: To preserve and enhance historic neighborhoods that are predominantly
residential, but also have a small number of stores and offices mixed
in with the housing.
2. Permitted Uses.
[Amended by Ord. 2110, 5/13/2013; and by Ord. No. 2209, 12/13/2021]
A. The following uses are generally permitted:
Apartment/Condominium (minimum 2,400 square feet on ground floor)
|
Single-family detached dwelling
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Single-family semidetached dwelling
|
Municipal-owned parks, playgrounds, and other similar uses deemed
appropriate by the Council
|
B. The following uses are specifically permitted within existing commercial
units if the property abuts King Street, North Hanover Street, High
Street, North Charlotte Street, South Washington Street, Moser Road,
South Keim Street, and Armand Hammer Boulevard:
Office (except client-based social service provider)
|
Direct retail, if the use does not exceed 3,000 square feet
and the daily hours of operation are confined to 9:00 a.m. until 8:00
p.m.
|
Direct service, if the use does not exceed 3,000 square feet
and the daily hours of operation are confined to 9:00 a.m. until 8:00
p.m.
|
Restaurant, nonalcoholic, if the daily hours of operation are
confined to 8:00 a.m. until 10:00 p.m.
|
3. Conditional Uses (See Conditional Uses — Sections 400-401).
|
Cemetery
|
|
Church
|
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Child care facility
|
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Dwelling – single-family attached
|
|
Massage therapy center [Added by Ord. No. 2183, 4/8/2019]
|
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School
|
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Social club
|
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Utility company operational facility
|
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Uses of the same general character as those listed in this chart,
with the same or lesser impact on the community as determined by Borough
Council
|
4. Accessory Uses.
[Amended by Ord. 2064, 7/13/2009; by Ord. 2067, 12/14/2009;
by Ord. No. 2187, 7/8/2019; and by Ord. No. 2219, 11/14/2022]
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Dumpster (routine collection)
|
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Dumpster (special collection)
|
|
Garage – private
|
|
Greenhouse
|
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Home occupation
|
|
Municipal or civic accessory use/structure
|
|
Outdoor dining area (by conditional use)
|
|
Parking lot
|
|
Solar energy equipment
|
|
Storage shed (maximum 120 square feet)
|
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Swimming pool
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5. Existing Building Conditional Uses (See Section 402).
[Amended by Ord. 2085, 9/12/2011; and by Ord. No. 2209, 12/13/2021]
A. Any existing nonresidential building:
Office (except client-based social service provider)
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Office (except client-based social service provider) on the
first floor with an apartment/condominium on the upper floors
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Direct retail
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Direct service
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Restaurant, nonalcoholic
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B. Any existing nonresidential principal building consisting of two
or more stories with a minimum of 2,500 square feet on the ground
floor (as of the enactment date of Ordinance 2085, 9/12/2011):
C. Any existing apartment/condominium:
Office (except client-based social service provider), solely,
or with an apartment/condominium on the upper floors
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6. Special Exceptions (see Section A319).
[Amended by Ord. 2136, 5/11/2015; and by Ord. 2138, 6/8/2015]
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Adult day care
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Bed-and-breakfast/tourist home
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Boarding home
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Group home
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Personal care home
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[Ord. 1968, 9/8/2003, § 320; as amended by Ord.
2042, 8/13/2007; by Ord. 2064, 7/13/2009, § 3; by Ord. 2067,
12/14/2009, § 4; by Ord. 2085, 9/12/2011; by Ord. 2110, 5/13/2013;
by Ord. 2154, 9/12/2016 and by Ord. No. 2183, 4/8/2019]
1. Intent: To preserve and enhance Pottstown's historic Central Business
District with a wide range of retail, business, professional, governmental,
and urban residential uses.
2. Definitions. The following definitions shall be applicable to the
Downtown District and any other zoning district or overlay in which
these definitions are expressly applied only, and, with respect to
the Downtown District and any other districts or overlays in which
these definitions are expressly applied only, shall supersede any
definitions in conflict herewith.
[Amended by Ord. No. 2201, 1/11/2021]
ART GALLERY
A public or private facility that is operated as an exhibition
space for individual art pieces not mass produced, consisting of one
or more of the following: paintings, drawings, etchings, sculptures,
or photographic prints; may include the sale or loan of the individual
art pieces or the sale of related objects and services. An art gallery
shall not exceed 3,000 square feet.
ARTIST (INDIVIDUAL) STUDIOS AND ARTISAN INDUSTRIAL
Spaces used by artists for the creation of art or the practice
of their artistic endeavors, where no individual or group instruction
takes place, as well as uses that produce consumer goods by hand manufacturing,
involving the use of hand tools and small-scale, light mechanical
equipment in a completely enclosed building with no outdoor operations,
storage or regular commercial truck parking/loading.
COMMERCIAL OR TRADE SCHOOL
Such use shall include post-secondary trade schools, as well
as career or vocational schools licensed by the State Board of Private
Licensed Schools.
GROCERY STORE or SUPERMARKET
A retail store principally devoted to the sale of food goods
and associated household products customarily incidental to food shopping
activity.
A.
Outdoor sales areas are permitted, provided the area is enclosed
by fencing or screening, directly adjoins the principal building,
is not located in a front or buffer yard, and the outdoor area is
factored into the total number of required parking spaces.
B.
When proposed in a detached building, the following standards
shall apply:
(1)
The site shall have a minimum of two ingress/egress locations.
(2)
In addition to required load/unload zones, the premises shall
define a customer pickup area sufficient to maintain at least four
vehicles without interference to the normal flow of traffic.
(3)
Cart return areas shall be defined on the premises for each
vehicle parking aisle, without reduction to required parking areas.
If carts are not required by the proposed use, carts areas shall be
maintained as green space in reserve.
HEALTH AND FITNESS CENTER
A building, facility or structure which, through membership
and/or compensation, offers facilities and programs operated by a
nongovernmental agency for athletic, health or recreational workout
and training, including but not limited to gymnasiums, exercise and
weight rooms, game courts, locker rooms, jacuzzi and sauna, reduction
and tanning salons, weight control programs, classes, group instruction,
and accessory pro and health food snack shops.
A.
If outdoor courts are provided, they shall comply with approved
playing size standards exclusive of any required buffer areas.
B.
If outdoor playing courts are provided, a twenty-five-foot-wide
screening buffer is required to surround the playing area, which shall
be landscaped according to the standards of this chapter.
C.
When additional parking is not proposed beyond the base parking
standard to accommodate additional uses, accessory uses of any type,
including restaurants, retail areas and classrooms, are collectively
limited to 10% of the gross floor area of the building.
HOTEL/MOTEL
A facility offering transient lodging accommodations on a
daily or weekly basis to the general public, having access to the
accommodations only through a central lobby, and providing additional
services such as restaurants, meeting rooms and recreational facilities.
A.
Accessory uses, other than a restaurant located on the ground
floor, shall be limited in use to paying guests of the hotel. The
use must have access to a major collector or higher classification
highway.
B.
The maximum permitted density for hotel/motel lodging shall
be 32 overnight guest rooms per acre.
C.
The length in occupancy per transient guest shall be at least
one night and no more than 30 nights in a six-month period beginning
at the first day of occupancy.
LIBRARY or MUSEUM
Such use shall include a library or museum open to the public
or connected with a permitted educational use, conducted as a nonprofit
operation, and not conducted as a private, gainful business; provided,
however, that any retail activity is incidental to the primary purpose
of the library or museum.
MICROBREWERY/MICRODISTILLERY/MICROWINERY/NANOBREWERY
A facility for the production, packaging, and sampling of
alcoholic beverages, including beer, wine, cider, and distilled liquors,
for retail or wholesale distribution, for sale or consumption on-
or off-premises, and which produces less than 100,000 gallons of such
beverages per year. Tasting or sampling rooms or areas incidental
thereto are permitted.
MIXED-USE BUILDING
A building, use, or structure, other than a shopping center
or lifestyle center, comprised of a mixture of uses, such that uses
from at least two of the three following categories: 1) retail, 2)
office, or 3) residential are provided. Particular uses in a mixed-use
building shall comply with their respective use regulations in this
Part, the standards of mixed-use buildings, the standards of the applicable
zoning district, and all other applicable regulations of this chapter.
A.
Mixing uses of different use categories on the same floor within
a building is permitted, provided that such uses are served by separate
building entrances.
B.
Residential uses (one or more multifamily units) are permitted
on the ground floor of a mixed-use building, provided the following
standards are satisfied:
(1)
Nonresidential uses occupy 50% or more of the ground-floor square
footage;
(2)
The front area of the ground floor shall only be occupied by
nonresidential uses, the front facade of which must have transparent
windows and an everyday entrance from the street; and
(3)
Residential uses shall not be accessed from the nonresidential
uses of such a building.
C.
Only those uses listed in Subsections 2C(1) through (3) below,
and no other, may be permitted within a mixed-use building, provided
that the use indicated in Subsections 2C(1) through (3) below is also
specifically permitted in Subsections 3 through 5 below.
(1)
Retail/Service: art gallery; artist (individual) studio and
artisan industrial; bank or financial institution; commercial or trade
school; personal care business - A; pet grooming; professional service
business; restaurant, sit-down; restaurant, take-out and prepared
foods shop; retail shop; studio training for dance, art, music, photography,
yoga, martial arts, or similar arts; and/or sundries, pharmaceuticals,
and convenience sales (pharmacy).
(2)
Office: office - business; office - general; office - municipal
or governmental; and/or office - professional services.
(3)
Residential: hotel/motel; and/or multifamily unit.
MULTIFAMILY BUILDING/UNIT
A multifamily dwelling is a single, detached, residential
use or building containing at least three separate dwelling units,
with units arranged in a variety of combinations, including side-by-side,
over and under, or back to back with another dwelling unit. When contained
in a mixed-use building, "multifamily building/unit" shall refer to
at least one dwelling unit contained in a single building containing
other uses, as described in the definition of "mixed-use building."
A.
The dwelling units may share outside access and internal hallways,
lobbies and similar facilities.
B.
The dwelling units cannot be individually lotted, but shall
share a lot or parcel on which the building is located; except under
condominium law.
C.
Uses of a multifamily unit and of accessory uses that relate
to business activity are not permitted.
PARKING STRUCTURE
A building, structure or a portion thereof designed and used
for the parking of motor vehicles open to customers, patrons, tenants
of a business or residence, or to the public at large, all or parts
of which may be above or below ground. Parking structures shall be
constructed to the following minimum standards indicated below:
A.
Retail store fronts or other business uses on the street level
shall be required along all street frontages.
B.
The wall of the parking structure facing a public street or
right-of-way shall be treated in such a manner as to partially screen
street-level parking. Undecorated appearances of parking structures
are not permitted.
C.
Underground Parking Structures: Underground parking structures
are permitted within any required setback, side yard, and rear yard,
on any lot in any nonresidential zoning district, provided no portion
of the underground structure extends above grade more than three feet
at any point. A parapet or railing may extend above the permitted
structure height, provided it is not greater than 36 inches in height;
is set back from the property line at least three feet; and has openings
equal to at least 50% of its surface along each side. Along any lot
line abutting a street, "grade" means the elevation at the center
line of the street. Along any lot line not abutting a street, "grade"
means ground elevation at the property line. Such structures shall
conform to any corner sight distance requirement. An underground parking
structure may encroach upon any area set aside for the buffer, screening,
or other planting requirements, so long as there is at least four
feet of soil between the aboveground surface and the top of the underground
parking structure.
D.
Parking structures shall be monitored with a commercial security
service at all times, provided at the sole expense of the parking
structure owner or operator.
PET GROOMING
A commercial use dedicated to the grooming of dogs and cats,
and may include accessory animal pens for the incidental holding of
animals; provided, however, that no overnight boarding and any other
activity normally associated with a kennel, such as the breeding,
boarding, training or selling of animals, shall be permitted.
PROFESSIONAL SERVICE BUSINESS
Such use shall include businesses which typically offer service
in conjunction with the sale of goods. Such uses differ from retail
or office business in that the customer area is usually separated
from the service area, and some form of laboratory, fabrication area
or processing area is necessary. Such use includes but is not limited
to dry cleaning, shoe repair, tailor, photography studio, copying
service, eyeglass labs, and other similar uses, unless otherwise provided
for in another district.
RECREATION, INDOOR
An indoor facility designed to accommodate sports, games,
or other recreational, entertainment or amusement activities, including,
but not limited to, bowling, ice skating, roller skating, roller blading,
skateboarding, roller ball, laser tag, escape rooms, and the like.
RESEARCH AND DEVELOPMENT LABORATORY
An establishment engaged in investigation in the natural,
physical, or social sciences, but which may include engineering and
product development.
RESTAURANT, SIT-DOWN
An establishment, or other retail use, or portion thereof,
where food or beverages are sold for direct consumption on the premises
to persons seated within the building when licensed. This shall include
coffee shops, tea rooms, and other substantially similar dine-in establishments
that meet this definition.
A.
Eating and drinking establishments preparing, assembling or
dispensing food or drink primarily for take-out or consumption off-premises;
or eating and drinking establishments with less than 20% of their
gross leasable floor area devoted to seating shall be classified as
"restaurant, take-out, or prepared food shop."
B.
Brewpubs shall comply with all the requirements of restaurants,
and not taverns/bars, as defined herein, and shall be permitted to
operate a microbrewery/microdistillery/microwinery/nanobrewery as
an accessory use to a restaurant, only when the following conditions
are met:
(1)
The area used for brewing, distilling, fermenting, bottling,
and kegging shall not exceed 30% of the total gross leasable floor
area.
(2)
No brewed, fermented or distilled beverage shall be sold wholesale
or distributed by the manufacturing entity beyond what is sold on-site
for either on- or off-premises consumption.
C.
If located adjoining a residential zoning district, odor control
devices shall be installed to minimize food odor impacts.
RESTAURANT, TAKE-OUT, OR PREPARED FOOD SHOP
Such use shall include shops dedicated to the retail sale
of foods which are prepared, assembled or dispensed on the premises,
primarily for take-out or consumption off-premises; and which may
customarily also provide sit-down service, provided the sit-down service
is incidental to the take-out function and does not occupy more than
20% of the gross leasable floor area of the use. Such requirement
is necessary to distinguish this use from sit-down restaurant service.
Such facilities containing outdoor seating areas shall also satisfy
the conditions for outdoor dining areas.
RETAIL SHOP
A small shop or store where the single principal use of the
premises is the retail sale of consumer goods and merchandise for
use, entertainment, comfort or aesthetics, and whose market draw is
considered as largely local in scope or services.
A.
There shall be no outdoor display or storage unless permitted
by district regulations.
B.
The making or selling of cooked food shall not be permitted
as an accessory use.
C.
More than one business enterprise is permitted on the premises
or lot, provided that each enterprise has direct building access,
physical separation between enterprises, and entrances for each enterprise
facing the street (more than one enterprise may be permitted as a
part of a mixed-use building).
D.
The gross leasable floor area devoted to retail use and storage
is less than 10,000 square feet.
STUDIO TRAINING FOR DANCE, ART, MUSIC, PHOTOGRAPHY, YOGA, MARTIAL
ARTS, OR SIMILAR ARTS
A use for individual and group instruction and training in
the crafts and arts, which may include but is not limited to dance,
visual or performing arts, yoga, martial arts, photography and the
processing of photographs produced only by users of the studio facilities.
TAVERN/BAR
Any premises licensed by the Pennsylvania Liquor Control
Board wherein alcoholic beverages are served or sold at retail for
consumption on the premises, of which the principal business is the
sale of such beverages, and where the sale of such beverages comprises
at least 75% or more of gross receipts.
[Amended by Ord. No. 2187, 7/8/2019]
THEATER, MOVIE
A building, structure, or use, primarily designed for the
showing of on-screen films, movies, or videos, with one or more theater
screens for viewing. The following standards shall apply to proposed
theaters containing three or more theater screens:
A.
Theaters containing more than two screens and located within
shopping centers or lifestyle centers are not permitted shared parking
provisions.
B.
Theaters containing more than two screens shall provide pedestrian
stacking room on sidewalk areas located directly adjacent to the building
or showbox entrance, sufficient to contain 50 persons per theater
or screen, in single-file lanes. Pedestrian stacking lanes shall be
positively separated from vehicular traffic flow areas.
C.
All exit points from the theater shall be lighted at night,
and exit areas shall have at least two directions of travel which
lead directly to the parking areas.
D.
The front or showbox entrance shall have a lay-by area sufficient
to stack at least one car per screen, which is independent of vehicle
access flow.
E.
Submission of appropriate community impact statements, security
provisions, and traffic impact studies are required.
THEATER, PERFORMING
An indoor facility, theater or auditorium, or other building
or structure designed, intended, or used primarily for dance, dramatic,
oratorical, musical, or other live performance purposes.
3. Permitted Uses. A building may be erected or used and a lot may be
used or occupied for any of the following purposes and no other, subject
to the standards herein contained in this chapter:
B. Artist (individual) studios and artisan industrial.
C. Bank and financial institutions.
D. Commercial or trade school.
E. Dwelling, multifamily unit (permitted only as a part of a mixed-use
building).
F. Grocery store or supermarket.
G. Health and fitness center.
M. Office - municipal or governmental.
P. Personal care business - A.
Q. Professional service business.
S. Research and development laboratory.
U. Restaurant, take-out, and prepared foods shop.
W. Studio training for dance, art, music, photography, yoga, martial
arts, or similar arts.
X. Sundries, pharmaceuticals, and convenience sales (pharmacy).
4. Conditional Uses. The following uses are permitted only by conditional
use approval, pursuant to §§ 400 and 401.
B. Neighborhood convenience store.
C. Parking structure, nonaccessory.
D. Parking lot, nonaccessory, provided that the use shall not be located
on a lot having frontage on High Street between York and Evans Street,
Hanover Street between the Norfolk Southern tracks and Buttonwood
Alley, or Charlotte Street between the Norfolk Southern tracks and
Buttonwood Alley.
E. Utility company operational facility.
F. Uses of the same general character as those listed in this chart,
with the same or lesser impact on the community as determined by Borough
Council, provided such use is not already defined or meets another
definition in § 1400 therein, and provided such use is not
already permitted in another zoning district.
5. Accessory Uses. The following accessory uses, but no others, are
permitted in this district:
D. Home occupation, no-impact.
E. Microbrewery/microdistiller/microwinery/nanobrewery, but only as
part of a restaurant, sit-down.
F. Municipal or civic accessory use/structure.
M. Dumpster (routine collection).
[Added by Ord. No. 2219, 11/14/2022]
N. Dumpster (special collection).
[Added by Ord. No. 2219, 11/14/2022]
6. Limitation
on Hours of Operation.
[Added by Ord. No. 2219, 11/14/2022]
A. The following uses shall not be permitted to actively operate within
the hours of 12:00 a.m. to 6:00 a.m.:
Art gallery
Artist (individual) studios and artisan industrial
Bank and financial institutions
Commercial or trade school
Grocery store or supermarket
Health and fitness center
Library or museum.
Neighborhood convenience store
Open-air markets
Personal care business - A
Professional service business
Recreation, indoor
Retail shop
Studio training for dance, art, music, photography, yoga, martial
arts, or similar arts
Sundries, pharmaceuticals, and convenience sales (pharmacy)
Theater, movie
Theater, performing
Any other similar use which may be permitted by variance
B. The following uses shall not be permitted to actively operate within
the hours of 2:00 a.m. to 6:00 a.m.:
Restaurant, sit-down
Restaurant, take-out, and prepared foods shop
Tavern/bar
Any other similar use which may be permitted by variance
C. Mixed-Use Building. The component uses of a mixed-use building shall
adhere to any limitations contained herein applicable to each specific
use.
7. Special
Exceptions.
[Added by Ord. No. 2226, 4/10/2023]
[Ord. 1968, 9/8/2003, § 321]
Pottstown's gateway districts form the major entryways to downtown
Pottstown and its historic neighborhoods. They do much to establish
the initial impression of Pottstown. Unfortunately, these areas include
some of the least attractive development in the Borough.
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After the Second World War, a new form of development evolved
that was much different from Pottstown's downtown and traditional
neighborhoods. Located on the eastern and western edges of Pottstown
along its major thoroughfare, High Street, this development was geared
almost entirely to automobile use. It usually consisted of modest
buildings with large parking lots in front of them.
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At the crossroads of other thoroughfares, such as Charlotte
and Wilson Streets, and Hanover Street and Farmington Avenue, other
small businesses cropped up that were designed for the automobile.
Meanwhile, automobile-oriented industrial uses evolved at the southern
entrance of Pottstown, Hanover Street. These uses are convenient for
people in cars, but not very attractive, and certainly not compatible
with adjacent historic residential neighborhoods.
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Although the use of the car is essential to keep these businesses
viable, it is the intent of Pottstown Borough to encourage the revitalization
and redevelopment of these areas to make them more attractive and
more compatible with surrounding historic neighborhoods. In the long
term, Council believes, this will enhance their economic viability
for the future and improve Pottstown's quality of life.
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[Ord. 1968, 9/8/2003, § 322; as amended by Ord.
2085, 9/12/2011]
1. Within the Gateway District, the Borough shall regulate:
A. The proposed demolition of any building with a footprint larger than
500 square feet and located in a district declared eligible for the
National Register of Historic Places by the Pennsylvania Bureau for
Historic Preservation.
B. Any proposed addition to an existing building larger than 200 square
feet.
C. The size and height of any new building.
D. The location of any new building on a lot.
[Ord. 1968, 9/8/2003, § 323; as amended by Ord.
2085, 9/12/2011]
1. Any applicant who seeks within the Gateway District to demolish a
building or construct an addition to an existing building, as described
in Section 322 above, shall submit an application provided by the
Borough. The application shall include information described in Section
202 of this Chapter.
A. The Zoning Officer shall review the application and determine if
the proposal meets the guidelines of this Chapter, and, if so, the
Zoning Officer shall approve the application. At the discretion of
the Zoning Officer, the Zoning Officer may submit the application
to Borough Council for its review and approval. The review and approval
by the Zoning Officer and/or Borough Council shall be based upon the
design guidelines in Sections 326 through 331 of this Chapter.
2. Any applicant who seeks to alter the facade of an existing building
in the Gateway District shall submit an application provided by the
Borough. The application shall include the information described in
Section 202.1B of this Chapter.
A. If the Zoning Officer determines the proposed work meets the guidelines
of this Chapter, he shall issue a permit for the work.
[Ord. 1968, 9/8/2003, § 324; as amended by Ord.
2085, 9/12/2011]
1. Any applicant who seeks to construct a new building in the Gateway
District shall submit an application provided by the Borough. The
application shall include the information described in Section 202.1B
of this Chapter in addition to the material required in the subdivision
and land development process.
A. The Zoning Officer shall review the application and determine if
the proposal meets the guidelines of this Chapter, and, if so, the
Zoning Officer shall approve the application. At the discretion of
the Zoning Officer, the Zoning Officer may submit the application
to Borough Council for its review and approval. The review and approval
by the Zoning Officer and/or Borough Council shall be based upon the
design guidelines in Sections 326 through 331 of this Chapter.
[Ord. 1968, 9/8/2003, § 325; as amended by Ord.
2085, 9/12/2011]
When reviewing applications for permits under this Chapter,
the Zoning Officer and Pottstown Borough Council shall apply the design
guidelines in Sections 326 through 331.
[Ord. 1968, 9/8/2003, § 326]
1. In any district declared eligible for listing in the National Register
of Historic Places, the demolition of any existing building of historic
value should be considered a last resort, only after the applicant
can either:
A. Demonstrate that no other viable alternatives for reuse of the building
exist. This would include:
(1)
An analysis of the building's adaptive reuse feasibility.
(2)
Evidence that no feasible reuse has been found within an eighteen-month
period.
(3)
Evidence that no sales or rentals have been possible during
an eighteen-month period of significant marketing, or
B. Demonstrate that demolition of a building is an unavoidable and integral
part of a construction scheme affecting a larger area than the building
in question, which will, in the opinion of Borough Council, provide
substantial public benefit.
2. No building shall be demolished until a plat and design review of
any proposed new buildings has been conducted by the Planning Commission
and approved by Borough Council.
[Ord. 1968, 9/8/2003, § 327]
Downtown Pottstown and Pottstown's traditional neighborhoods
were built in a number of distinctive styles which give the Borough
its pleasant character. Various examples are pictured in the Conservation
District Sections 307 through 316.
1. Design guideline. New buildings within the Gateway Overlay District
should be compatible with these styles. As existing buildings are
renovated, and additions constructed, they should be designed to be
compatible with the styles of existing buildings in adjacent traditional
neighborhoods. (Photos on file at Borough Office).
[Ord. 1968, 9/8/2003, § 328]
In the Downtown Gateway District, buildings should face a principal
street.
[Ord. 1968, 9/8/2003, § 329]
Background: The number and size of windows and doors in a building
strongly affect its appearance. The amount of open space in a wall
can be expressed as a ratio. For example, a building with twice as
much wall space as windows and doors would have a 2:1 ratio.
Most of Pottstown's historic buildings have a wall to openings
ratio between 2:1 and 1:1. To be compatible with Pottstown's existing
buildings, new buildings in Pottstown's Gateway Districts should have
wall to openings ratios between 2:1 and 1:1.
[Ord. 1968, 9/8/2003, § 330]
Design Guideline:
1. For existing buildings:
A. Brick walls of buildings visible from any public right-of-way shall
not be covered with vinyl or aluminum siding, stucco, or any other
such materials.
B. In the case of other existing walls, if new materials are used to
cover them, the materials should be compatible with the materials
on buildings in adjacent traditional neighborhoods, such as wood and
brick.
2. For new buildings:
A. The exterior materials of new buildings should be similar in appearance
to those of existing buildings in adjacent traditional neighborhoods,
such as wood and brick.
B. New materials not found on existing buildings in adjacent traditional
neighborhoods may be judged acceptable if, in the judgment of the
Borough, the new building conforms in other ways, such as height,
form, and proportion of walls to openings.
3. Dark tinted or reflective glass in windows is prohibited.
[Ord. 1968, 9/8/2003, § 331; as amended by Ord. No. 2203, 4/12/2021]
1. Fences and walls shall be placed and designed according to standards
contained within the following chart:
Location
|
Maximum height
|
Materials
|
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Front yard
|
4 feet
|
Vinyl, composite, wood, ornamental iron, aluminum, or steel
designed to look like a picket fence
Brick, stone
|
Side yard adjacent to a street (alleys excluded)
|
4 feet
|
Brick, stone, vinyl, composite, wood, ornamental iron, aluminum,
or steel
Chain link coated with black vinyl
Privacy fence permitted
|
Rear yard adjacent to a street (alleys excluded)
|
Front or side yard of a building that abuts a sidewalk
|
6 feet
|
Vinyl, composite, wood, ornamental iron, aluminum, or steel
Stucco over concrete block (capped with brick, slate or stone)
Privacy fence permitted
|
Interior side yard
|
6 feet
|
Any common fence material and style
|
Rear yard
|
[Ord. 1968, 9/8/2003, § 332]
1. Intent: To enhance small areas for businesses that predominantly
serve the surrounding neighborhood while eliminating any undesirable
impacts that these businesses might cause to those neighborhoods.
2. Permitted Uses.
|
Direct retail store of 3,000 square feet or less
|
|
Direct service store of 3,000 square feet or less
|
|
Dwelling – apartment/condos, if located on the upper floors
of a building with a store or office
|
|
Municipal parks, playgrounds, and other such municipal buildings
and uses deemed appropriate and necessary by the Borough Council. [Added by Ord. 2110, 5/13/2013]
|
|
Office, except client-based social service provider
|
|
Open-air markets. [Added by Ord. 2110, 5/13/2013]
|
|
Restaurant, other than a drive-in restaurant
|
3. Conditional Uses (See Conditional Uses — Sections 400-401).
|
Car wash
|
|
Convenience store with gasoline dispensing center
|
|
Drive-through window as an accessory use
|
|
Massage therapy center [Added by Ord. No. 2183, 4/8/2019]
|
|
Neighborhood automobile service station
|
|
Utility company operational facility
|
|
Uses of the same general character as those listed in this chart,
with the same or lesser impact on the community as determined by Borough
Council
|
4. Accessory Uses.
[Amended by Ord. 2064, 7/13/2009; by Ord. 2067, 12/14/2009;
by Ord. No. 2187, 7/8/2019; and by Ord. No. 2219, 11/14/2022]
|
Dumpster (routine collection)
|
|
Dumpster (special collection)
|
|
Municipal or civic accessory use/structure
|
|
Outdoor dining area
|
|
Parking lot
|
|
Solar energy equipment
|
|
Storage shed (Maximum 200 square feet)
|
5. Requirements for lot area, building setbacks, and building size:
Standard
|
Size
|
Size for Auto Service Station
|
---|
Minimum lot area
|
2,000 square feet
|
7,000 square feet
|
Minimum open space
|
10%
|
10%
|
Maximum building coverage
|
75%
|
45%
|
Front setback
|
From 0 to 15 feet
|
From 0 to 20 feet
|
Minimum side setback
|
0
|
10 feet
|
Minimum rear setback
|
20 feet
|
20 feet
|
Minimum lot width
|
20 feet
|
70 feet
|
Minimum lot depth
|
100 feet
|
100 feet
|
Maximum building height
|
35 feet
|
35 feet
|
Minimum building coverage
|
35%
|
25%
|
[Ord. 1968, 9/8/2003, § 333]
1. Intent: To promote the redevelopment of existing vacant industrial
sites at the entryway to the downtown, creating a pleasant mixture
of stores, homes, and offices that will complement the downtown to
the north, the historic residential neighborhood to the east, and
the Schuylkill River and Greenway to the south.
2. Permitted Uses.
|
Bank and financial institution
|
|
Direct retail store
|
|
Direct service store
|
|
Dwelling – apartment/condominium (second floor and above)
|
|
Health and fitness center
|
|
Hotel/motel
|
|
The following light manufacturing if less than 20,000 square
feet:
|
|
|
Manufacture and assembly of small electrical appliances and
parts such as lighting fixtures, fans, electronic measuring and controlling
devices, radio and television receivers, and home electronic equipment,
not including electrical machinery
|
|
|
Manufacture of boxes, containers, bags, and other packaging
products from previously prepared materials, but specifically excluding
the manufacture of paper from pulp
|
|
|
Manufacture, assembly and packaging of jewelry, watches, clocks,
optical goods and professional and scientific instruments
|
|
|
Manufacture, compounding, processing, packaging, or treatment
of bakery goods, confections, candy and dairy products
|
|
|
Printing, publishing, lithographing, binding and similar processes
|
|
|
Scientific research laboratory or other experimental testing
establishment
|
|
Municipal parks, playgrounds, and other such municipal buildings
and uses deemed appropriate and necessary by the Borough Council. [Added by Ord. 2110, 5/13/2013]
|
|
Park
|
|
Office (except client-based social service provider)
|
|
Open-air markets. [Added by Ord. 2110, 5/13/2013]
|
|
Restaurant (excluding drive through facilities)
|
|
School
|
|
Trade school (second floor and above)
|
3. Conditional Uses (See Conditional Uses — Sections 400-401).
|
Child-care facility – day-care center
|
|
Child-care facility – family day-care home
|
|
Child-care facility – group day-care home
|
|
Dwelling, attached single-family (no Hanover Street frontage)
|
|
Drive-through service windows as an accessory use
|
|
Indoor entertainment (excluding adult entertainment)
|
|
Neighborhood convenience store [Added by Ord. 2154, 9/12/2016]
|
|
Parking garages
|
|
Parking lot
|
|
Utility company operational facility
|
|
Uses of the same general character as those listed in this chart,
with the same or lesser impact on the community as determined by Borough
Council
|
4. Existing Building Conditional Uses (see Section 402).
[Amended by Ord. 2085, 9/12/2011]
|
Any existing building with two or more stories with a minimum
of 2,500 square feet (existing on the date of enactment of this amendment)
on the ground floor:
|
|
Dwelling – apartment/condominium
|
5. Accessory Uses.
[Amended by Ord. No. 2187, 7/8/2019; and by Ord. No. 2219, 11/14/2022]
|
Dumpster (routine collection)
|
|
Dumpster (special collection)
|
|
Home occupation
|
|
Outdoor dining area
|
|
Parking lot
|
|
Storage shed (maximum 120 square feet)
|
6. Requirements for lot area, building setbacks, and building size (except
for accessory uses):
Standard
|
Size
|
---|
Minimum lot area
|
8,000 square feet
|
|
1,600 square feet for single-family attached
|
Minimum open space
|
10%
|
Maximum building coverage
|
75%
|
Front setback
|
10 feet minimum/25 feet maximum
|
|
0 feet/10 feet for single-family attached structures
|
|
0 feet/10 feet for nonresidential uses as a conditional use
where the adjacent uses are deemed similar by Borough Council
|
Rear setback
|
25 feet
|
Maximum building height
|
60 feet
|
Minimum floor to area ratio
|
40% (area in parking garage is not included in calculating developed
floor area)
|
[Ord. 1968, 9/8/2003, § 334; as amended by Ord.
1985, 10/12/2004; § 3; and by Ord. 2042, 8/13/2007]
1. Intent: To improve the aesthetics of the eastern and western commercial
entryways to Pottstown, making them more attractive and compatible
with the nearby historic residential areas.
2. Permitted Uses.
[Amended by Ord. 2085, 9/2/2011; by Ord. 2110, 5/13/2013;
and by Ord. No. 2183, 4/8/2019]
|
Bank and financial institution
|
|
Check cashing*
|
|
Commercial greenhouses
|
|
Direct retail store
|
|
Direct service store
|
|
Fortune telling*
|
|
Health and fitness center
|
|
Health service providers
|
|
Home medical supplies retail store**
|
|
Hospital
|
|
Hotel/motel
|
|
Municipal parks, playgrounds, and other such municipal buildings
and uses deemed appropriate and necessary by the Borough Council.
|
|
Pawn shop*
|
|
Payday lender*
|
|
Personal care - B*
|
|
Public park or nonprofit recreation use
|
|
Office, except client-based social service
|
|
Open-air markets.
|
|
Restaurant
|
|
Social club
|
* Permitted on parcels either fronting or sharing a boundary
with West High Street from 225 through 619 West High Street.
|
** Gateway East: permitted; Gateway West: permitted on parcels
either fronting or sharing a boundary with West High Street from 225
through 619 West High Street.
|
3. Conditional Uses (See Conditional Uses — Sections 400-401).
[Amended by Ord. 2154, 9/12/2016; and by Ord. 2171, 1/8/2018]
|
Automotive repair station (Gateway West only, rear of building
only)
|
|
Car wash
|
|
Convenience store with gasoline dispensing center
|
|
Drive-through windows as an accessory use
|
|
Massage therapy center [Added by Ord. No. 2183, 4/8/2019]
|
|
Neighborhood automobile service station
|
|
Neighborhood convenience store
|
|
Trade school (Gateway West only, limited to automotive and machine
trading only)
|
|
Utility company operational facility
|
|
Veterinary office and kennel
|
|
Uses of the same general character as those listed in this chart,
with the same or lesser impact on the community as determined by Borough
Council
|
4. Accessory Uses.
[Amended by Ord. 2064, 7/13/2009; by Ord. 2067, 12/14/2009;
by Ord. No. 2187, 7/8/2019; and by Ord. No. 2219, 11/14/2022]
|
Dumpster (routine collection)
|
|
Dumpster (special collection)
|
|
Home occupation
|
|
Municipal or civic accessory use/structure
|
|
Outdoor dining area
|
|
Parking lot
|
|
Solar energy equipment
|
|
Storage sheds and other similar structures (maximum size 200
square feet)
|
5. Requirements for lot area, building setbacks and building size:
Standard
|
Size
|
---|
Minimum lot area
|
30,000 square feet
|
Minimum open space
|
20%
|
Maximum building coverage
|
75%
|
Front setback
|
0 to 20 feet
|
Side setback
|
15 feet
|
Rear setback
|
20 feet
|
Minimum lot width
|
150 feet
|
Maximum lot depth
|
200 feet
|
Maximum building height
|
35 feet
|
Minimum floor to area ratio
|
20%
|
6. Special Exception (Gateway West only).
[Added by Ord. 2136, 5/11/2015]
[Ord. 1968, 9/8/2003, § 335]
1. Intent: To preserve Pottstown's last remaining natural areas, to
promote active and passive recreation, and to improve access to the
Schuylkill River and the Manatawny Creek.
2. Permitted Uses.
|
Boat launches
|
|
Park
|
|
Picnic areas
|
|
Trails
|
|
Water access areas
|
3. Conditional Uses (See Conditional Uses — Sections 400-401).
|
Restaurants (no drive-through facilities)
|
|
Recreational rental facilities
|
|
Utility company operational facility
|
|
Uses of the same general character as those listed in this chart,
with the same or lesser impact on the community as determined by Borough
Council.
|
4. Accessory Use.
|
Municipal or civic accessory use/structure [Added by Ord. 2067, 12/14/2009, § 4]
|
|
Outdoor dining area (by conditional use) [Added by Ord. No. 2187, 7/8/2019]
|
|
Parking lot
|
|
Solar energy equipment [Added by Ord. 2064, 7/13/2009, § 3]
|
[Ord. 1968, 9/8/2003, § 336; as amended by Ord.
1985, 10/12/2004, § 3; and by Ord. 2042, 8/13/2007]
1. Intent: To establish and improve areas for modern, efficient offices
and industries that provide a wide variety of employment opportunities
and enhance the community. To provide a variety of job-producing manufacturing
industries in Pottstown's Keystone Opportunity Zone, located along
Keystone Boulevard.
2. Permitted Uses.
|
Food processing not including slaughter
|
|
Health and fitness center
|
|
Health service providers [Added by Ord. 2085, 9/12/2011]
|
|
Light manufacturing, assembly and processing
|
|
Medium manufacturing, assembly, processing (for properties in
the Keystone Opportunity Zone that have frontage along Keystone Boulevard)
|
|
Office, including client-based social service provider
|
|
Outdoor storage [Added by Ord. No. 2183, 4/8/2019]
|
|
Park
|
|
Printing and publishing
|
|
Research and development laboratories
|
|
Warehouse
|
|
Wholesale facility [Added by Ord. No. 2183, 4/8/2019]
|
3. Conditional Uses (See Conditional Uses — Sections 400-401).
|
Utility company operational facility
|
|
Uses of the same general character as those listed in this chart,
with the same or lesser impact on the community as determined by Borough
Council
|
4. Accessory Uses.
[Amended by Ord. 2064, 7/13/2009; by Ord. 2067, 12/14/2009;
by Ord. No. 2187, 7/8/2019; and by Ord. No. 2219, 11/14/2022]
|
Dumpster (routine collection)
|
|
Dumpster (special collection)
|
|
Municipal or civic accessory use/structure
|
|
Outdoor dining area
|
|
Parking lot
|
|
Solar energy equipment
|
|
Storage sheds and other similar structures (maximum size 200
square feet)
|
5. Requirements for lot area, building setbacks, and building size:
Standard
|
Size
|
---|
Minimum lot area
|
30,000 square feet
|
Minimum open space
|
20%
|
Maximum building coverage
|
75%
|
Front setback
|
20 feet
|
Side setback
|
15 feet
|
Rear setback
|
20 feet
|
Minimum lot width
|
150 feet
|
Minimum lot depth
|
200 feet
|
Maximum building height
|
55 feet
|
Minimum floor to area ratio
|
20%*
|
* 15% if full-time employment exceeds 12 persons per acre
|
6. Special Exceptions.
[Added by Ord. 2136, 5/11/2015]
|
Continuing care home
|
|
Criminal housing facility
|
|
Rooming house
|
|
Treatment center
|
[Ord. 1968, 9/8/2003, § 337; as amended by Ord.
2042, 8/13/2007]
1. Intent: To preserve and enhance general commercial areas where customers
reach individual businesses primarily by automobile.
2. Permitted Uses.
[Amended by Ord. 2085, 9/12/2011; and by Ord. 2171, 1/8/2018]
|
Automotive repair station
|
|
Automotive service station
|
|
Automobile, truck and construction equipment sales and service
|
|
Bank and financial institution
|
|
Car wash
|
|
Commercial greenhouse
|
|
Convenience store with gasoline dispensing center
|
|
Direct retail store
|
|
Direct service store
|
|
Health and fitness center
|
|
Health service providers
|
|
Home medical supplies retail store [Added by Ord. No. 2183, 4/8/2019]
|
|
Hotel/motel
|
|
Neighborhood automobile service station
|
|
Office, except client-based social service provider
|
|
Outdoor auction/flea market
|
|
Personal care - B [Added by Ord. No. 2183, 4/8/2019]
|
|
Rental storage
|
|
Restaurant, including fast food, with or without drive-through
service
|
|
Social club
|
|
Utility company operational facility
|
|
Veterinary office and kennel
|
|
Warehouse
|
3. Conditional Uses (See Conditional uses — Sections 400-401).
|
Mobile home park
|
|
Neighborhood convenience store [Added by Ord. 2154, 9/12/2016]
|
|
Uses of the same general character as those listed in this chart,
with the same or lesser impact on the community as determined by Borough
Council.
|
4. Accessory Uses.
[Amended by Ord. 2064, 7/13/2009; by Ord. 2067, 12/14/2009;
by Ord. No. 2187, 7/8/2019; and by Ord. No. 2219, 11/14/2022]
|
Dumpster (routine collection)
|
|
Dumpster (special collection)
|
|
Municipal or civic accessory use/structure
|
|
Outdoor dining area
|
|
Parking and drive area
|
|
Parking lot
|
|
Solar energy equipment
|
|
Storage sheds and other similar structures (maximum size 200
square feet)
|
5. Requirements for lot area, building setbacks, and building size:
Standard
|
Size
|
---|
Minimum lot area
|
30,000 square feet
|
Minimum open space
|
20%
|
Maximum building coverage
|
60%
|
Front setback
|
20 feet
|
Side setback
|
15 feet
|
Rear setback
|
20 feet
|
Minimum lot width
|
150 feet
|
Minimum lot depth
|
200 feet
|
Maximum building height
|
55 feet
|
Minimum floor to area ratio
|
20%
|
6. Special Exception.
[Added by Ord. 2136, 5/11/2015, as amended by Ord. No. 2226, 4/10/2023]
|
Rooming house
|
|
Tobacco store/smoke shop
|
[Ord. 1968, 9/8/2003, § 338; as amended by Ord.
2042, 8/13/2007; by Ord. 2064, 7/13/2009; by Ord. No. 2183, 4/8/2019;
and by Ord. No. 2201, 1/11/2021]
1. Intent. To establish and preserve areas for necessary industrial
and related uses of such a nature that they require isolation from
many other kinds of land uses, and to make provision for commercial
uses that are located most appropriately near industrial uses or that
are necessary to service the immediate needs of people in these areas.
2. Permitted Uses.
A. Automobile, truck, and construction equipment sales and service.
D. Heavy manufacturing, processing, and assembly.
F. Trucking, carting, and hauling station.
G. Utility company building, operational, storage, or repair facility.
3. Conditional Uses. Sections 400 to 401 of Ch.
27, Zoning.
B. Solid waste mechanical processing unit.
C. Utility company operational facility.
4. Accessory Uses.
A. Office, except client-based social-service provider.
D. Solid waste storage unit.
E. Storage sheds and other similar structures (maximum size 200 square
feet).
F. Dumpster (routine collection).
[Added by Ord. No. 2219, 11/14/2022]
G. Dumpster (special collection).
[Added by Ord. No. 2219, 11/14/2022]
5. Dimensional Requirements. Requirements for lot area, building setbacks,
and building size:
Standard
|
Size
|
---|
Minimum lot area
|
20,000 square feet
|
Minimum open space
|
5%
|
Maximum building coverage
|
60%
|
Maximum impervious coverage
|
85%
|
Front setback
|
20 feet
|
Side setback
|
0 feet
|
Rear setback
|
20 feet except when abutting railroad
|
Minimum lot width
|
100 feet
|
Minimum lot depth
|
200 feet
|
Maximum building height
|
45 feet
|
[Added by Ord. No. 2197, 6/8/2020]
1. Intent. The purpose of the KEEP Overlay District is to effectuate
the document titled the "Keystone Employment and Economic Plan (KEEP)
Specific Plan" which creates a development concept endorsed by the
governing bodies of Pottstown Borough and West Pottsgrove Township
for the redevelopment of the Keystone Boulevard corridor. Both municipalities
entered into a memorandum of understanding, dated July 9, 2018, which
adopted the plan. The goal of the plan is to create a new and vibrant,
mixed use employment/residential center located in the two municipalities
which maximizes the area's potential through public private partnerships.
2. Geographic Boundaries. The KEEP Overlay District shall compromise
those properties identified on the Concept Plans for Keystone Employment
and Economic Plan, a copy of which is attached hereto and incorporated
herein by reference.
3. Permissible Uses. The following use is permitted by right within
the overlay:
A. Cellulose-based solid waste (CSW) gasification facility.
[Ord. 1968, 9/8/2003, § 342]
Intent: To protect people using the Pottstown Municipal Airport
as well as the residents and property owners who live in the vicinity
of the airport, an Airport Overlay District is created.
[Ord. 1968, 9/8/2003, § 343]
The boundaries of the Airport Overlay District are shown on
the official Pottstown Borough Zoning Map located in the office of
the Pottstown Zoning Officer in Borough Hall.
[Ord. 1968, 9/8/2003, § 344]
To prevent accidents and eliminate safety hazards in the vicinity
of the Pottstown Municipal Airport, certain height restrictions are
imposed on all structures within the Airport Overlay District. In
addition, any land use which interferes with navigational signals
or radio communications between the airport and aircraft is restricted.
DETAILS. For details of these standards, see Zoning Appendix
A3, Section A342, located at the end of this Chapter.
|
[Added by Ord. No. 2201, 1/11/2021]
1. Intent. The express intent of this District is the following:
A. Recognize the development challenges unique to the lower Keim Street
and Industrial Highway area of Pottstown and to incentivize development
by permitting additional uses and alternative development schemes
to remedy these challenges.
B. Facilitate the development of the area in the manner illustrated
in the Keim Street Gateway Plan (the Plan), as further explained in
the supporting text, plans and maps contained therein.
C. Provide alternative development options and techniques to adapt large
industrial properties and brownfield sites to modern, innovative uses.
D. Support enhanced connectivity to the Schuylkill River Trail, as well
as to the surrounding residential neighborhoods, through multimodal
accessibility improvements.
E. Promote sound economic development of this area through new and innovative
design schemes.
F. Encourage the development of public amenities which increase the
value and desirability of the area.
2. Applicability.
A. The "Keim Street Gateway Overlay" shall be an overlay upon certain
parcels within the HM Heavy Manufacturing District, the boundaries
of which are depicted on Attachment A.
B. Developing under the standards of the Overlay shall be optional.
An application for zoning permit or land development approval shall
indicate their intent to apply the standards of the Overlay District
to the proposed use or development.
C. The regulations of this Overlay apply in combination with the underlying
base zoning district regulations and all other applicable regulations
of this Zoning Code, except that when overlay district standards conflict
with standards that would otherwise apply under this Zoning Code,
the regulations of the overlay zoning district govern. When two or
more overlay district provisions conflict, the stricter provision
shall govern, unless otherwise specified.
D. Developing a mixed-use development under the standards of this overlay
shall only be permitted in structures proposed to be constructed or
substantially altered after the effective date of this section.
3. Definitions. In addition to those definitions provided in § 1400 of Chapter
27, the additional definitions of § 320 Subsection
2 of Chapter
27 shall specifically apply to the Keim Street Gateway Overlay and, with respect to this Overlay, shall supersede any definitions in conflict herewith.
4. Permitted uses.
A. Mixed-Use Development. Developing a mixed-use development under this
overlay shall only be permitted in structures constructed or substantially
altered after the effective date of this section.
B. Permitted uses. A building may be erected or used and a lot may be
used or occupied for any of the following purposes and no other, subject
to the standards herein contained in this chapter:
(1)
Artisan (individual) studios and artisan industrial.
(2)
Bank and financial institutions.
(3)
Commercial or trade school.
(4)
Dwelling - multifamily unit, provided the standards in Subsection
6D are satisfied.
(5)
Health and fitness center.
(9)
Office - municipal or government.
(11)
Personal care business - A.
(12)
Professional service business.
(16)
Restaurant, take-out, and prepared foods shop, provided that
no drive-through facilities shall be permitted.
(18)
Studio training for dance, art, music, photography, yoga, martial
arts, or similar arts.
(19)
Sundries, pharmaceuticals, and convenience sales (pharmacy).
(20)
All other principal uses permitted in the HM Heavy Manufacturing
District, provided the requirements of this Overlay are satisfied.
C. Conditional Uses. Uses of the same general character as those listed in Subsection
4B with the same impact on the community, as determined by Borough Council, are permitted only by conditional use approval, pursuant to §§ 400 to 401 of Ch.
27, provided such use can be demonstrated to conform to the Gateway Plan.
D. Accessory uses. The following uses are permitted as accessory to
any permitted use in this Overlay District.
E. For the purposes of this Overlay, uses shall be further defined and
limited by the street upon which the respective structure fronts,
as identified in the Future Land Use Plan, and grouped into the following
categories:
Office
|
Industrial
|
Mixed Use
|
Residential
|
---|
• Office - business
• Office - general
• Office - municipal or government
• Office - professional
|
• Artisan (individual) studios and artisan industrial
• Health and fitness center
• Research and development laboratory
• All other principal uses permitted in the HM Heavy Manufacturing
District
|
• Bank and financial institutions
• Commercial or trade school
• Personal care business - A
• Professional service business
• Recreation, indoor
• Restaurant, sit-down
• Restaurant, take-out, and prepared foods shop, provided
that no drive-through facilities shall be permitted
• Retail shop
• Studio training for dance, art, music, photography, yoga,
martial arts, or similar arts
• Sundries, pharmaceuticals, and convenience sales (pharmacy)
|
• Dwelling - multifamily unit
|
F. Notwithstanding any other provision to the contrary in Chapter
27, more than one principal building shall be permitted upon a lot when developed under this Overlay.
G. It is the express intent that any development proposed pursuant to this Overlay shall qualify as a development permitted on "brownfield sites in redevelopment areas encouraging economic revitalization" pursuant to Chapter
8, § 501, Subsection
G of the Pottstown Borough Code of Ordinances, provided all requirements of said chapter are satisfied.
5. Dimensional Standards.
A. Minimum Lot Size. To qualify for development under the Overlay, the
minimum (pre-development) size of a lot or of all lots jointly applying
shall be one acre.
B. Post-Development Standards.
|
North Gateway
|
South Gateway
|
---|
Build-to Lines
(distance from ROW line except where noted)
|
East of Keim Street: 18 feet from curb line
West of Keim Street: 24 feet from curb line
|
East of Keim Street: 70 feet
West of Keim Street: 50 feet
|
Minimum Lot Width
|
None
|
Minimum Lot Depth
|
None
|
Distance Between Buildings
|
40 feet
|
Residential/Mixed Use: 50 feet
Office/Industrial: 70 feet
|
Rear Setbacks
|
Sufficient distance necessary to accommodate circulation route
as per Gateway Plan
|
80 feet from railroad
|
Minimum Height
|
2 stories
|
3 stories
|
Maximum Height
|
45 feet
|
70 feet
|
Maximum Building Footprint
|
7,600 square feet
|
None
|
Max Building Length
|
140 feet
|
None
|
6. Development Standards.
A. Location of Public and Private Improvements.
(1)
The plan for the mixed-use development, including the placement
of new buildings, roads or access driveways, parking lots, and landscaped
areas, shall be developed in substantial conformity with the Gateway
Plan.
(2)
For the purpose of this section, "substantial conformity" shall
mean that conformity which leaves a reasonable margin for adjustment
to final engineering data but conforms with the general nature of
the development, the specific uses, and the general layout depicted
by the plans, profiles, elevations and other demonstrative materials
presented by the applicant.
B. Building Design Standards.
(1)
Placement and Orientation.
(a)
New buildings shall face a principal street and shall contain
at least one everyday entrance facing said street to be used by customers,
visitors or employees.
(b)
All primary building entrances shall be accentuated. Permitted
entrance accents may include: recessed, protruding, canopy, portico,
or overhang.
(c)
Loading doors, service doors, and loading docks shall not be
located in any facade facing a public street or any portion of a facade
within 35 feet of a public street.
(2)
Proportion of Building Walls to Openings. The following proportions
of solid wall area to transparent glass area (including window and
doorway areas) shall apply to the primary street facade of each building:
(a)
First Habitable Floor: 1:1 or less, such that the minimal amount
of transparent glass area shall compose at least 1/2 of the facade
area.
(b)
Second Habitable Floor and Above: 2:1 or less, such that the
minimal amount of transparent glass area shall compose at least 1/3
of the facade area.
(3)
Materials.
(a)
Dark tinted or reflective glass in windows is prohibited.
(b)
Exterior facade building materials for development proposals
in the North Gateway area shall reflect the materials of existing
adjacent buildings. In particular, natural materials such as brick,
stone, and wood shall be used.
(c)
Rear and side facades shall have colors and materials that are
similar to the front facade and shall blend with structures within
the development.
C. Circulation and Parking Standards.
(1)
Provision of Circulation Improvements. Developments located
in the North Gateway shall reserve from development the lot area necessary
to effect the circulation scheme indicated in the Gateway Plan.
(2)
Parking.
(a)
Surface parking shall be located to the side or rear of principal
building where indicated in the Gateway Plan.
(b)
Parking shall be provided in the locations where parking is indicated within the Plan; however, the number of parking spaces required in § 601, Subsection
4 of the Zoning Code shall not apply.
(3)
Sidewalk and Pedestrian Standards. Sidewalks and other pedestrian
passageways indicated within the Gateway Plan shall be provided at
the applicable widths upon the lot under development.
D. Multifamily Dwelling Development Standards. A multifamily dwelling
development shall only be permitted provided the following standards
are satisfied:
(1)
Multifamily Building Design.
(a)
Buildings shall be designed to achieve a fine-grained texture
by dividing large facades into the appearance of several sections
or smaller buildings to avoid the appearance of a large, monotonous
building mass.
(b)
Buildings must have at least a three-foot break in depth in
all front facades for every 100 feet of continuous facade. Such breaks
shall be composed of at least one of the following: bay windows, porches,
porticos, building extensions, building recesses, balconies, or towers.
(c)
In addition to Subsection
6D(1)(b) above, building facades of 200 feet or more facing a street, surface parking lot or walkway shall include design elements that will further break up the facade, such as awnings, porches, canopies, towers, balconies, bays, gables, changes in materials, changes in facade treatments, etc.
(2)
Multifamily dwelling units may be permitted within a mixed-use
building, provided the proposed building is located in such as fashion
where indicated they are permitted in the Gateway Plan, and further
provided that no dwelling units be provided on the first floor of
a mixed-use building.
(3)
Density.
(a)
Base: Maximum dwelling units permitted per acre of (net) lot
area: 20 du/ac.
(b)
Bonus: Maximum dwelling units permitted per acre of (net) lot area: 37 du/ac, if Subsection
6D(4) is satisfied.
(4)
Bonus Provisions. To qualify for the maximum residential density
of 37 du/ac, all of the following amenities shall be provided:
(a)
A rear circulation driveway adjacent and parallel to the railroad
line leading to Keim Street, acting as secondary site ingress/egress,
as indicated in the Gateway Plan.
(b)
A public plaza or courtyard adjacent to each proposed building, according to the standards of Subsection
7B(2)(b) below.
(c)
Sheltered and protected bicycle parking equal to one bicycle
space provided for every five vehicle spaces.
7.
Special Improvement Standards for
New Development.
A. Intent. The intent of the special improvement standards is to identify
specific improvement projects identified from the Gateway Plan which
impact the redevelopment of the area, as well as to encourage the
creation of amenities in the public interest. Standards shall apply
according to whether the development proposal lies north or south
of the NS rail boundary.
B. Special Improvement Standards for the North Gateway.
(1)
Applicability. The following special improvement standards apply
to development proposals constructing new buildings or substantially
altering existing buildings on lots north of the NS rail boundary
legally existing upon adoption of this Overlay. The category of improvements
applicable to a specific project shall be determined by the adjacency
of identified improvements as identified on the Gateway Plan.
(2)
Streetscaping and Public Realm Improvements. The following streetscaping
and public realm improvements shall be provided, according to the
following standards:
(a)
Pedestrian streetlighting on Keim Street.
(b)
Public Plazas and Courtyards.
1)
Plazas and courtyards shall be located where indicated in the
Gateway Plan, and connect to the sidewalk and other pedestrian passageways.
2)
Plazas and courtyards shall be improved with a variety of amenities,
such as small fountains, shade trees and garden landscaping, trash
containers, benches, and other similar features.
3)
Plazas and courtyards may be used out outdoor dining spaces.
4)
Parking, loading, or vehicle movements, or access for such purposes,
are prohibited in plazas and courtyards.
5)
Individual plazas or courtyards shall be no smaller than 2,500
square feet.
(3)
Provision of Trail Improvements and Dedication. Qualifying trail
improvements and dedication to be reserved or provided pursuant to
this section shall only be located and designed as per the Gateway
Plan.
C. Special Improvement Standards for the South Gateway.
(1)
Applicability. The following special improvement standards apply
to development proposals on lots south of the NS rail boundary legally
existing upon adoption of this Overlay. The category of improvements
applicable to a specific project shall be determined by the adjacency
of identified improvements as identified on the Gateway Plan.
(2)
Public Open Space. A public park, plaza or open space amenity
shall be provided which satisfies the following standards:
(a)
Reservation. Qualifying public open space to be reserved or
provided pursuant to this section shall only be located and designed
as per the Gateway Plan.
(b)
Design.
1)
The space shall include a minimum of 50,000 square feet of contiguous
area, and shall otherwise be located at the northwest corner of Keim
Street and Industrial Highway.
2)
Parking, loading, or vehicle movements, or access for such purposes,
are prohibited in the space.
3)
The space shall include trees, landscaped areas, walkways, seating,
water features, or similar elements. At least 25% but no more than
80% of the public open space shall be landscaped with trees, shrubs,
and mixed plantings with year-round interest, and may incorporate
a water feature. All elements shall be appropriately scaled and designed
to enhance the space.
(3)
Provision of Trail Improvements and Dedication. A trail connection
shall be provided, shall be provided which satisfies the following
standards:
(a)
Reservation. Qualifying trail improvements and dedication to
be reserved or provided pursuant to this section shall only be located
and designed as per the Plan.
(b)
The trail connection shall connect to the Schuylkill River Trail.
(4)
Provision of Street Extension Improvements and Dedication. The reservation, dedication and construction of the future alignment of Keim Street, as indicated in the Gateway Plan, shall be provided. The land upon which the Gateway Plan indicates the future street extension must be located on the subject property. The right-of-way to be reserved shall include land to be reserved for the trail connection referenced in Subsection
7C(3).
[Added by Ord. No. 2205, 9/13/2021]
1. Intent. To provide for low-intensity, light industrial uses that
complement the residential neighborhood, providing for transitional
land uses within and between the TTN - Traditional Town Neighborhood
and HM - Heavy Manufacturing Districts.
2. Applicability. The Business Overlay shall apply to any lot, or group
of contiguous lots, which are in common ownership with a lot area
of two acres, or less, for a permitted use and with a lot area greater
than two acres but less than three acres for a conditional use. Qualifying
lots shall be situated entirely within the TTN - Traditional Town
Neighborhood District and front along the south side of Queen Street
west of Madison Street as well as those lots east of Madison Street
to South Keim Street and extending to the HM - Heavy Manufacturing
District boundary.
3. Uses. Within the limits of this overlay, the following uses shall
be permitted:
A. Permitted Uses. In addition to other permitted uses in the Traditional
Town Neighborhood District, the following additional use shall be
permitted: light manufacturing facility, building or addition thereto,
so long as the total size of the facility is not greater than 20,000
square feet. All material storage shall be done within an enclosed
building or accessory structure/shed.
B. Conditional Uses. In addition to other conditional uses permitted
in the Traditional Town Neighborhood District, a light manufacturing
facility, building or addition shall be permitted by conditional use
if greater than 20,000 square feet.
C. Accessory Uses. In addition to all other accessory uses permitted
in the Traditional Town Neighborhood District, nonresidential storage
sheds with a maximum size of 400 square feet, which shall be located
only within the rear or side yard.
4. Dimensional Requirements. Requirements for lot area, building setbacks
and building size:
Standard
|
Size
|
---|
Minimum lot area
|
1 acre (permitted use)
|
Maximum lot area
|
2 acres (permitted use)
|
Maximum lot area
|
3 acres (conditional use)
|
Minimum open space
|
10%
|
Minimum lot width
|
75 feet
|
Minimum lot depth
|
85 feet
|
Maximum lot depth
|
200 feet
|
Maximum building coverage
|
75%
|
Maximum building height
|
35 feet (permitted use)
|
Maximum building height
|
50 feet (conditional use)
|
5. Design Guidelines. Sections 306 through 308 and 314 through 317 shall
apply, except that any new building, or an existing building with
a new addition, may be of any size so long as the applicant demonstrates
to the satisfaction of Borough Council that the building architecture
is compatible with the neighboring existing buildings within the neighborhood.
6. Parking. Parking provisions pursuant to Part
6 shall apply, except, up to 20% of the total required off-street parking spaces may be held in reserve as provided by Subsection
7 below.
7. Reserve Parking. At the discretion of Borough Council, and upon demonstrating
sufficient off-street parking facilities are provided, not more than
20% of the total required parking may be held in reserve, provided
public transportation, pedestrianways and/or bicycle facilities are
available, and provided, to justify the reduction and/or reservation
of required off-street parking.
8. Bicycle Facilities and Parking Reduction. Bicycle hitches, racks or lockers shall be provided. At the discretion of Borough Council, and in addition to the reserve parking stipulated in Subsection
7 above, the applicant may further reduce the total required off-street parking by one space for every five on-site bicycle parking spaces provided. Such further parking reduction shall not exceed 5% of the total required parking.
9. Alley Improvements. As recommended by the Borough Engineer and Public
Works Director, improvements to existing abutting alleys.