Phoenixville City Zoning Code
PART 3
ZONING DISTRICTS
§ 27-301 Regulations and Standards Applicable to All Zoning Districts.
[Ord. No. 2025-2410, 8/12/2025]
1.
Dimensional Standards. The following dimensional standards shall be used for all tract areas and lots less than one acre. The dimensional standards listed for the specific zoning districts in §§ 27-302 to 27-308 shall be used for those not listed below. Tract areas or lot areas greater than one acre in size shall use the dimensional standards listed for the specific zoning districts in §§ 27-302 to 27-308.
A.
The applicant shall use the measurement of existing principal buildings within the subject property's block to determine the infill standards below, which shall be measured as follows:
(1)
Build-To Line. The front build-to line shall be within the range of front build-to lines on the same block face. If there are no buildings on the block face, the build-to line shall be within the range of either of the two adjacent blocks build-to lines.
(2)
Lot Area. The minimum lot area shall equal the median lot area of lots on a block face or the lot area of either of any adjacent lots on the block face. The minimum average lot area for multi-lot projects shall equal the median lot area of lots on a block face or the lot area of either of the two adjacent lots, provided that the minimum lot area for each individual lot in a multi-lot project shall not deviate from the required minimum by more than 10%.
(3)
Side Yard. The minimum side yards shall equal any side yard of either of any adjacent lots on the block face.
(4)
Lot Depth. The minimum lot depth, or average lot depth for multi-lot projects, shall equal the median lot depth of lots on a block face. For lots that extend from a street to a street, excluding streets functioning as alleys, on blocks that have existing lots subdivided between these streets, the lot depth shall equal half the distance between the streets, provided that the minimum lot depth for each individual lot shall not deviate from the required minimum by more than 10%.
B.
Building Height. To compensate for grade change, no vertical dimension of a building wall may measure more than 10% of the maximum building height.
C.
Building Step Back. A minimum building step back is required at 45 feet of height for all high-rise buildings.
D.
Residential Infill Zoning District Exception. No new building type or residential use may be introduced in a block unless the tract existing at the effective date of this chapter is at least eight acres. For example, for tracts measuring less than eight acres, the twin or multifamily dwellings cannot be constructed unless there is at least one existing twin or multifamily dwelling within the block.
E.
Corridor Development District Exception.
(1)
Building Height. A building in the CD Corridor Development District shall have a building height not greater than 35 feet, provided that the building height may be increased by two feet for each additional five feet of yard setback on all yards beyond an initial: 10 feet of side yard setback, 10 of front yard setback, and 10 feet of rear yard setback, up to the maximum height permitted by Attachment 1 — District Specifications.[1]
[1]
Editor's Note: District Specifications are included as an attachment to this chapter.
2.
Land Uses.
A.
Conditional Uses.
(1)
The uses listed below are permitted by conditional use in the zoning districts as indicated below. Such uses shall comply with the applicable regulations within the underlying zoning district as well as the conditional use standards set forth in this Zoning Ordinance.
Zoning District | |||||||
|---|---|---|---|---|---|---|---|
Conditional Uses | RI | TC | MI | NC | CD | MG | I |
Adaptive Reuse | X | X | X | X | X | X | X |
Adult Commercial | X | ||||||
Adult Entertainment | X | ||||||
(2)
Additional Conditional Use Standards Applicable to Specific Uses.
(a)
Adaptive Reuse.
1)
Application. Adaptive reuse shall apply to buildings with the following characteristics:
a)
Buildings having significant character, interest, or importance as part of the development, heritage, or cultural characteristics of the Borough, county, region, state, or nation, or is associated with the life of a person significant in the Borough's past.
b)
There exists architecture, archaeology, engineering, or culture in the resource, whether in buildings, objects, structures or sites, which possesses design, setting, materials, workmanship, feeling, or association of historical significance.
c)
The resource has yielded, or may be likely to yield, information important in pre-history or history.
d)
Any resource which is included on the National Register of Historic Places.
2)
Excluded Buildings and Properties. Adaptive reuse shall not be available for buildings and/or lots which have been subject to renovations which have irrevocably altered the original character of the original buildings.
3)
Parking. Off-street parking shall be provided for all adaptive reuses according to the regulations and guidelines of § 27-405, Parking.
4)
Borough Council may incentivize adaptive reuse by providing any one or more of the following incentives:
a)
Up to 25% reduction in off-street parking supply.
b)
Up to 25% reduction in minimum lot area per residential dwelling unit for multifamily residential use building types for up to 20 units.
c)
Allowing a residential building type not otherwise permitted by the chapter.
d)
Allowing a 5% increase in impervious coverage beyond the maximum impervious coverage permitted by the underlying zoning district.
5)
Design Standards. All proposed adaptive reuses shall incorporate the following design standards into the adaptive reuse to the maximum extent possible.
a)
Integrity of Setting. The adaptive reuse of a property shall be found to maintain or improve the integrity of the setting and character of the building and with the surrounding properties and structures, including, but not limited to, the building facade(s), and further preserve significant site features and immediate yard areas which contribute to the setting and character of the property with the resource.
b)
Landscaping. A landscape plan consistent with § 27-407 of the Zoning Ordinance and § 22-428 of the Subdivision and Land Development Ordinance (the "landscape ordinances") shall be provided as a part of the conditional use application for the property on which the adaptive reuse is proposed. Through screening, buffering and selection of plant material, the plan shall protect the integrity of setting and buffer existing adjacent uses from the new adaptive reuse as deemed appropriate by the Borough. Borough Council may approve or require adjustments to the requirements of the landscape ordinances as a condition of any conditional use approval.
c)
Lighting. A lighting plan shall be provided as a part of the conditional use application for the adaptive reuse, which plan shall be prepared in accordance with the standards contained in § 27-601. Borough Council may approve or require adjustments to the requirements of § 27-601 as a condition of any conditional use approval, as recommended by the Borough Land Planner and/or Borough Engineer.
d)
Solid waste storage and removal areas shall be screened/buffered as required by § 27-406 of the Zoning Ordinance and § 22-428 of the Subdivision and Land Development Ordinance (the "landscape ordinances"), whether storage is interior or exterior, and shall not interfere with the access to or from the building or site. Borough Council may approve or require adjustments to the requirements of the landscape ordinances as a condition of any conditional use approval.
e)
Addition to Building Area.
i.
If an adaptive reuse project includes any building addition or any other new buildings proposed to be constructed on the site, any new construction shall not have a building height more than the existing building and shall not impact the facade of the existing building facing any of the lot's front yard(s).
ii.
Any increase to existing building area shall not exceed 25% except outdoor patios, pergolas and covered terraces.
f)
Additional Standards for Adaptive Reuse. Any proposed rehabilitation, alteration or enlargement of a building 50 years in age or greater shall be in general compliance with the Secretary of the US Department of the Interior's Standards for Rehabilitation, paying particular attention to the following:
i.
The adaptive reuse shall be a compatible use for a property which requires minimal exterior alteration of the building, structure or site and its environment.
ii.
The distinguishing original qualities or character of a building, structure or site and its environment shall not be destroyed. The removal or alteration of any distinctive architectural features shall be avoided when possible. Deteriorated architectural features shall be repaired rather than replaced, wherever possible. In the event that an applicant to a conditional use hearing proves that replacement of certain distinguishing features is necessary, the proposed new material shall match the material being replaced in composition, design, color, texture and other visual qualities. Repair or replacement of missing architectural features shall be based on accurate duplications of features, substantiated by historic, physical or pictorial evidence rather than on conjectural designs or the availability of different architectural elements from other buildings or structures.
iii.
Distinctive stylistic features or examples of skilled craftsmanship which characterize a building, structure or site shall be treated with sensitivity and preserved.
iv.
Contemporary design for alterations and additions to existing properties shall not be discouraged when such alterations and additions do not destroy significant historical, architectural or cultural material and such design is demonstrated to be compatible with the size, scale, color, material and character of the property, neighborhood or environment.
v.
New additions or alterations to structures shall be designed and constructed in such a manner that if such additions or alterations were to be removed in the future, the essential form and integrity of the original structure would be unimpaired.
B.
Special Exceptions.
(1)
The uses listed below are permitted by special exception in the zoning districts as indicated below. Such uses shall comply with the applicable regulations within the underlying zoning district as well as the special exception standards as set forth in this Zoning Ordinance.
Zoning District | |||||||
|---|---|---|---|---|---|---|---|
Special Exception Uses | RI | TC | MI | NC | CD | MG | I |
Accessory dwelling unit (ADU) | X | X | X | X | X | ||
Agricultural uses | X | X | X | ||||
Automobile sales and services | X | ||||||
Bed-and-breakfast/guesthouses | X | X | X | X | X | X | |
Billboard | X | X | |||||
Cemetery | X | X | X | X | X | X | X |
Community center | X | X | X | ||||
Day-care center | X | X | X | X | X | ||
Day-care, home | X | X | X | X | |||
Electronic message display sign | X | X | |||||
Emergency management services use | X | X | X | X | X | X | |
Entertainment hall | X | X | X | ||||
Funeral home/mortuary | X | X | X | X | |||
Home business | X | X | X | X | X | X | X |
Home/improvement center | X | X | |||||
Industrial uses | X | ||||||
Institutional uses | X | X | X | X | |||
Life-care housing facility | X | X | X | X | X | X | X |
Marquee | X | ||||||
Mobile home | X | X | |||||
Mobile home park | X | X | |||||
Parking lot | X | X | X | X | X | ||
Private club | X | X | X | X | X | X | X |
Public transportation uses | X | X | X | X | X | X | X |
Public utility use | X | X | X | X | X | X | X |
Restaurant | X | ||||||
Restaurant, drive-through | X | ||||||
Skill games use | X | ||||||
Sports complex/recreational facility | X | X | |||||
Wireless telecommunications facilities | X | X | X | X | X | X | X |
(2)
Additional Special Exception Standards Applicable to Specific Uses.
(a)
Bed-and-Breakfast/Guesthouse.
1)
Such use shall be accessory to and permitted only for a single-family detached residential dwelling.
2)
At least one bathroom shall be provided for the first guest room, plus one bathroom for each two additional guest rooms. The living quarters for the residents shall have their own bathroom or bathrooms. Bathrooms shall be equipped with a toilet, washbasin and bath and/or shower.
3)
The minimum size of the guest suite shall be no less than 120 square feet for the first two occupants, and 50 square feet shall be provided for each additional occupant. No more than five individuals shall occupy a guest suite.
4)
Guests shall not remain in the same bed-and-breakfast inn for more than 14 consecutive days.
5)
No external alterations, additions or changes to the exterior of the building shall be permitted.
6)
The use shall be conducted by members of the family of the occupant. Nonresident employees shall be limited to two in addition to the resident family members.
7)
There shall be no separate kitchen or cooking facilities in any guest room. Food served to guests on the premises shall be limited to breakfast and afternoon tea only. All food service shall comply with federal, state and county regulations for the preparation, handling and serving of food.
8)
The applicant shall have a valid County Health Department permit for the use issued within the last five years. The total number of bedrooms (resident and guest) in the bed-and-breakfast facility shall not exceed the number of bedrooms which a sewage system is or was designed to accommodate.
9)
A permit issued for a bed-and-breakfast facility, after the Zoning Hearing Board approves the special exception, shall have a life of one year. The permit may be renewed annually without the necessity of a new special exception application, provided that the Zoning Officer has inspected the facility and found it to be in compliance with the provisions of this chapter and any conditions imposed by the Zoning Hearing Board in the grant of the special exception.
10)
A bed-and-breakfast facility shall be considered a temporary use, as well as an accessory use granted to the owner. The temporary zoning permit shall expire when the lot is transferred, sold or leased or when the lot is no longer the primary residence of the owner or if the Zoning Officer does not renew the permit.
11)
Any amenities, such as a tennis court or swimming pool, shall be solely for the use of the resident owner and the guests.
12)
The resident owner(s) shall maintain a guest register, which shall list the names and addresses of all guests.
13)
No bed-and-breakfast facility shall be within 300 feet of another lot used for a bed-and-breakfast facility.
(b)
Home Business.
1)
No more than one customer/client at a time shall be permitted to visit the home business, and no more than two outside employees may be working at the dwelling at the same time.
2)
Maximum floor area devoted to the home business shall not be more than 600 square feet or 25% of the dwelling's total floor area, whichever is less.
3)
In no way shall the appearance of the residential dwelling be altered or the occupation within the dwelling be conducted in a manner which would cause the building to differ from its residential character by the use of colors, materials, construction, lighting, show windows or advertising visible outside the building to attract customers or clients, other than those signs permitted by this chapter.
4)
One sign is permitted per home business, provided that it is no larger than two square feet per side and bear only the name, business and office hours of the practitioner. In addition, it shall not be illuminated or placed in a window.
5)
There shall be no exterior storage of materials or refuse resulting from the operation of the home business.
(c)
Public Utility Use.
1)
Business offices, storage yards or storage buildings associated with a public utility use shall not be included in the RI Residential Infill District.
2)
A fence, wall or landscaping shall be provided to visually screen the ground-level structures associated with this use.
3)
All appropriate measures shall be taken to limit noise and lighting impacting surrounding properties.
(d)
Accessory Dwelling Unit (ADU).
1)
One ADU may be permitted as an accessory use to a single-family dwelling, including a single-family detached dwelling, a twin dwelling or a townhouse dwelling.
2)
One of the dwellings shall be occupied, in perpetuity, by the owner of the lot on which both dwellings are located.
3)
ADUs, whether proposed as internal, attached or in an accessory building, shall meet all building setback and coverage requirements of the underlying zoning district and per ADU type.
4)
A detached ADU may not be located within the required front yard.
5)
ADUs shall have at least one entrance separate from the entrance to the principal dwelling which shall not be included in the front facade of the principal dwelling.
6)
7)
An ADU shall contain no more than one bedroom.
8)
An ADU shall be registered annually with the Borough, which shall keep a record of its use to ensure compliance with this chapter. Registration of an ADU shall expire upon conveyance of the lot, at which time the new property owner may reregister said use if warranted.
9)
To ensure compliance with this chapter, a concept plan shall be submitted as part of a building permit application, accurately drawn to scale, indicating the relationship and size of the two dwellings, as well as parking areas, any proposed exterior alterations and emergency access to the ADU.
10)
Parking for such use shall be pursuant to off-street parking requirements of this chapter. The construction and/or use of an ADU shall not, in any way, eliminate the existing off-street parking supply located on the lot on which the ADU is proposed.
11)
All ADUs shall be served by public electric, water and sewer services, connected to the principal dwelling's existing systems for each.
(e)
Billboards. Billboards shall be subject to the following provisions when permitted by conditional use:
1)
Billboards are permitted upon lots of at least 0.5 acre fronting along Nutt Road northwest of the Norfolk Southern "Devault Line" Railroad, fronting along Bridge Street east of the Norfolk Southern Railroad (former Reading Railroad) tracks, and fronting along the eastern side of North Main Street between the south side of the Norfolk Southern "Devault Line" and the French Creek.
2)
Billboards shall be no more than 25 feet in height above the ground, including any supporting structure elevating the signage.
3)
Signage shall not exceed a maximum sign area of 125 square feet, including border and trim, and may be permitted to have 125 square feet of sign area on each side if the signage is two sides back to back.
4)
No more than one billboard may be placed on a lot.
5)
No billboard shall be erected within 200 feet of any other freestanding sign having a height in excess of 10 feet, or within 200 feet of another billboard.
6)
Billboards shall be set back not less than 10 feet from the lot's boundary with the public right-of-way or street, whichever is closer to the center point of the lot, and not less than 15 feet from any neighboring lot boundary.
7)
If the billboard is to have exterior lighting, a lighting plan must be submitted, reviewed and approved by the Borough Zoning Officer, and the lighting plan shall include glare-reduction devices, shielding, luminaire reflectors, or other suitable measures, minimizing the intensity of lighting so that no more than 0.5 footcandle of light from signs shall fall upon any residential lot between the hours of 9:00 p.m. and 6:00 a.m., prevailing time.
(f)
Electronic Message Display Signs. Electronic message display signs shall be permitted by right in all districts for any municipal uses. For other uses, electronic message display signs are permitted by special exception in the districts designated above and subject to the following provisions:
1)
The duration of each message shall be a minimum of five seconds.
2)
The transition time between messages shall be less than one second.
3)
The sign must be equipped with brightness controls so that the brightness of the sign has the ability to respond to changes in the outside light levels.
4)
Except for traffic control signs, electronic message display signs are prohibited within 100 feet of a traffic control device and shall otherwise conform to all other applicable regulations with regard to freestanding or wall signs.
5)
The sign shall be no more than eight feet in height, and sign area shall be no more than 10 square feet.
6)
No more than one electronic message display sign shall be placed on an individual lot, and no such sign may be erected within 100 feet of any other electronic message display sign on a different lot.
7)
Electronic message display signs shall be set back not more than 35 feet nor less than 10 feet from the lot's boundary with the public right-of-way or street, whichever is closer to the center point of the lot, and not less than 15 feet from any neighboring lot boundary.
(h)
Private Club.
1)
Minimum lot area: 20,000 square feet.
2)
This use shall not be conducted as a private gainful business.
3)
This use shall be for members and their authorized guests only.
4)
Parking: one off-street parking space for each five members of total capacity, or at least one off-street parking space for each 50 square feet of total floor area used or intended to be used for service to customers, patrons, clients, guests, or members (whichever requires the greater number of off-street parking spaces), plus one additional space for each employee. Parking areas shall be adequately screened when situated within 50 feet of land zoned for or in residential use.
(i)
Restaurant, Drive-Through. Drive-through restaurant shall be subject to the following provisions when permitted by special exception:
1)
There shall be no use of amplified sound between the hours of 11:00 p.m. and 6:00 a.m. Vehicles shall drive to the service window for service during these hours.
(j)
Skill Game Use as a Principal, Co-Principal or Accessory Use.
1)
When sought as a special exception, skill games uses are subject to the following additional regulations:
a)
No person who shall conduct or operate a skill game use or shall allow such skill game use to remain open at any time on Sunday; or on any other day or days between the hours of 11:00 p.m. and 7:00 a.m. of the following day (Daylight Saving Time when in effect).
b)
No person shall knowingly allow or permit any person under the age of 18 years to engage in a skill game use or to be present in an establishment providing a skill games use.
2)
Exemption. A skill games use providing for the use thereof by two or less persons at any given time, operated as an accessory use to a permitted principal use, shall be exempt from the requirement to obtain special exception approval reflected by this section.
C.
Uses Permitted by Right.
(1)
The uses listed below are permitted by right in the below-designated zoning districts. Such uses must specifically fall under the definition for them in the definition section of this Zoning Ordinance and may also be subject to additional permitting requirements as established by the Borough's Codes Department.
Zoning District | |||||||
|---|---|---|---|---|---|---|---|
By-Right Uses | RI | TC | MI | NC | CD | MG | I |
Accessory building | X | X | X | X | X | X | X |
Accessory building, residential | X | X | X | X | X | X | X |
Auto supply store | X | X | X | ||||
Community gardens | X | X | X | X | X | X | X |
Forestry | X | X | X | X | X | X | X |
Group home | X | X | X | X | X | X | |
Health and fitness club | X | X | X | X | X | X | |
Home occupation, no impact | X | X | X | X | X | X | |
Hotel/motel | X | X | X | ||||
Industrial uses | X | ||||||
Institutional | X | X | X | X | X | ||
Mineral extraction | X | ||||||
Municipal uses | X | X | X | X | X | X | X |
Office use | X | X | X | X | X | X | |
Outdoor market | X | X | X | X | X | X | |
Parking garage, multilevel | X | X | X | X | X | X | |
Residential uses | X | X | X | X | X | X | |
Restaurant | X | X | X | ||||
Retail goods and services | X | X | X | X | X | ||
Self-storage | X | ||||||
Tavern/bar | X | X | X | ||||
Temporary outside display | X | X | X | X | X | X | X |
Temporary structure | X | X | X | X | X | X | X |
Theatre and entertainment center | X | X | X | ||||
(2)
Additional By-Right Standards Applicable to Specific Uses.
(a)
Self-Storage.
1)
No exterior storage shall be permitted on the tract.
2)
No storage of petroleum products, explosives, firearms, volatile or flammable chemicals or any other property or material which would materially increase the hazard or likelihood of fire, explosion or other casualty shall be permitted on the tract.
3)
No storage of foodstuffs, produce or other perishables shall be permitted on the tract.
4)
No storage of pets or animals shall be permitted on the tract.
5)
No unit shall be used for any purpose other than the exclusive use for storage as permitted.
(b)
Forestry. Any such use shall comply with the Pennsylvania Model Forestry Regulations prepared by Penn State's School of Forest Resources, as amended.
(c)
Mineral Extraction.
1)
Such use shall include, but is not limited to, extractive operations for limestone and dolomite, sand and gravel, rock and stone, earth, fill, slag, iron ore, zinc ore, vermiculite and clay, anthracite and bituminous coal, coal refuse, peat and crude oil, and natural gas.
2) DERRICK DRILL (-ED, -ING) DRILLING EQUIPMENT
The following definitions are applicable to the regulations contained herein:
Any portable framework, tower mast, and/or structure that is required or used in connection with drilling or reworking a well for the production of oil or gas.
Any digging or boring of a new or existing well to explore, develop, or produce oil, gas, or other hydrocarbons, or to inject gas, water, or any other fluid or substance into the earth.
The derrick, all parts and appurtenances to such structure, and every piece of apparatus, machinery, or equipment used, erected, or maintained for use in connection with drilling.
3)
The activities and residual effects shall not create conditions hazardous or otherwise adverse to the value and use of adjacent lots or the well-being of the surrounding area and its residents.
4)
The tract used for mineral extraction shall be reclaimed to a nonhazardous state permitting some reasonable future use and so that the extracting activities and resulting condition of the tract will not result in environmental degradation of the surrounding area.
5)
A narrative describing an overview of the project, including the number of acres to be involved, the number of wells to be drilled (if applicable), the location, and the number and description of equipment and structures, to the extent known, shall be provided.
6)
The contact information of the individual(s) responsible for the operation and activities at the site shall be provided to the Borough and all emergency service and all emergency service responders. Such information shall include a phone number where such individual(s) can be contacted 24 hours per day, 365 days per year.
7)
A location map of the site showing the approximate location of derricks, drilling rigs, drilling equipment and structures (as applicable), and all permanent improvements to the tract, and any post-construction disturbance in relation to natural and other surroundings shall be provided. Included in this map shall be an area within the development tract for the location and parking of vehicles and equipment used in the mineral extraction.
8)
A narrative and map describing the manner and routes for the transportation and delivery of equipment, machinery, water, chemicals, and other materials used in the siting, drilling, construction, maintenance, and operation of the tract shall be provided.
9)
A copy of all information submitted to the state agencies shall also be submitted to the Borough at the same time.
10)
Federal or state law or regulation preempts ordinance requirements that conflict with federal or state statutes or regulations.
§ 27-302 RI Residential Infill District.
[Ord. No. 2025-2410, 8/12/2025]
[The RI Residential Infill District Specifications Chart is included as an attachment to this chapter.]
§ 27-303 TC Town Center District.
[Ord. No. 2025-2410, 8/12/2025]
[The TC Town Center District Specifications Chart is included as an attachment to this chapter.]
§ 27-304 MI Mixed Use Infill District.
[Ord. No. 2025-2410, 8/12/2025]
[The MI Mixed Use Infill District Specifications Chart is included as an attachment to this chapter.]
§ 27-305 NC Neighborhood Center District.
[Ord. No. 2025-2410, 8/12/2025]
[The NC Neighborhood Center District Specifications Chart is included as an attachment to this chapter.]
§ 27-306 CD Corridor Development District.
[Ord. No. 2025-2410, 8/12/2025]
[The CD Corridor Development District Specifications Chart is included as an attachment to this chapter.]
§ 27-307 MG Mixed Use Growth District.
[Ord. No. 2025-2410, 8/12/2025]
[The MG Mixed Use Growth District Specifications Chart is included as an attachment to this chapter.]
§ 27-308 I Industrial District.
[Ord. No. 2025-2410, 8/12/2025]
[The I Industrial District Specifications Chart is included as an attachment to this chapter.]