Pottstown City Zoning Code

PART 3

DISTRICTS

§ 300 Establishment of Districts.

[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	NR	Neighborhood Residential
	TTN	Traditional Town Neighborhood
	D	Downtown
Gateway	NB	Neighborhood Business
	DG	Downtown Gateway
	GE	Gateway East
	GW	Gateway West
	P	Park
Contemporary	FO	Flex-Office
	HB	Highway Business
	HM	Heavy Manufacturing
Special Overlay		Airport Overlay
		Keim Street Gateway Overlay
		Business Overlay

§ 301 Zoning Map.

[Ord. 1968, 9/8/2003, § 301]

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.

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.

§ 302 Conservation District - Intent.

[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.

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.

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.

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.

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:

"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."

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.

The traditional neighborhoods outside the Historic Districts, and similar adjacent neighborhoods, are hereby incorporated into a Conservation District with the following purposes:

	•	Preserve the architectural integrity of traditional areas
	•	Ensure new buildings are compatible with existing traditional areas
	•	Find viable uses for old buildings that are no longer suitable for their original use

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:

Promote, protect, and preserve areas of historic significance.

Promote, protect, and facilitate preservation of areas with historic values.

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.

§ 303 Conservation District – Effect.

[Ord. 1968, 9/8/2003, § 303; as amended by Ord. 2085, 9/12/2011]

Within the Conservation District, the Borough shall regulate:

The proposed demolition of any building with a footprint larger than 500 square feet;

Any proposed addition to an existing building, larger than 200 square feet;

The size, height and design of any new building; and

The location of any new building on a lot.

§ 304 Conservation District – Review Procedure.

[Ord. 1968, 9/8/2003, § 304; as amended by Ord. 2085, 9/12/2011]

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.

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.

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.

If the Zoning Officer determines that the proposed change meets the guidelines of this Chapter, he shall issue a permit for the work.[1]

[1]

Editor's Note: The Conservation District Summary Chart, which immediately followed this subsection, has been relocated to Appendix A3, Districts. See Section A304 of said Appendix.

§ 305 Conservation District - Design Guidelines.

[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.

§ 306 Demolition.

[Ord. 1968, 9/8/2003, § 306; as amended by Ord. 2085, 9/12/2011]

The demolition of any existing building of historic value should be considered a last resort, only after the applicant can either:

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

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.

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.

§ 307 Style of Architecture.

[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.
Design guideline for existing buildings:
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.
Design guideline for new buildings:
New buildings in the Conservation District shall be compatible with surrounding historic homes in:
1.	Architectural style
2.	Form, either horizontal or vertical
3.	Base, body, and cap
4.	Scale
5.	Texture and pattern of exterior materials
6.	Proportion of walls to openings.
(Photos on file at Borough Office)

§ 308 Placement of Buildings.

[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.

Setback from the street. The distance of a new principal building from the curb of the street shall be either:

The average distance of the existing buildings on the same block facing the same street within a radius of 250 feet.

Or the same distance as at least 30% of the buildings on same block facing the same street within a radius of 250 feet.

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.

Setback from other buildings: The minimum distance between any new principal building and existing buildings shall be:

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.

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.

Setback from rear lot line: The minimum distance of any new principal building from the rear lot line shall be:

The average rear yard distance of the existing buildings on the same block facing the same street within a radius of 250 feet.

	This distance may be adjusted by as much as 50%. This distance also applies to additions to existing buildings.
How to measure distances: Distances can either be measured in the field or by using GIS or Sanborn maps available at Pottstown Borough Hall.
	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.
	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.
	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.
	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.

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.

Setbacks for corner lots:

For buildings to be constructed at the intersection of two streets, the setback for the side of the building shall be:

The average distance of the existing buildings adjacent to the same corner.

Or the same distance as at least one of the buildings adjacent to the same corner.

Whenever possible, the entrance shall be located on the corner.

General Regulations for New Buildings.

[Added by Ord. 2085, 9/12/2011]

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.

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.

§ 309 Building Size.

[Ord. 1968, 9/8/2003, § 309]

A new building, or an existing building with a new addition, should be either the

The average size of other buildings on the same block facing the same street within a radius of 250 feet, or

The average size of at least 30% of the buildings on the same block facing the same street within a radius of 250 feet.

The average size as determined in A. or B. above may be adjusted as much as 30%.

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:

Form, either horizontal or vertical.

Base, body, and cap.

Scale.

Texture and pattern of materials.

Proportion of walls to openings.

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.

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:

Form, either horizontal or vertical.

Base, body, and cap.

Scale.

Texture and pattern of exterior materials.

Proportion of walls to openings.

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.

§ 310 Building Height.

[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.

Design guideline: The height of new buildings shall be either:

Within 15% of the perceived height of the buildings on either side of the new building, or

Within 15% of the average perceived height of the buildings facing the same side of the block within a radius of 250 feet.

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.

§ 311 Base, Body and Cap.

[Ord. 1968, 9/8/2003, § 311]

Background: The front facade of most Pottstown buildings have three primary components:

	•	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
	•	Body – One or more architecturally similar stories which are distinct from the Base
	•	Cap – The roof of a building, including a cornice or parapet where the Body of the building ends

Design guideline. For the front facade of existing buildings: (photos on file at Borough Office).

For renovations and alterations, a distinct base, body and cap should be retained.

For the front facade of new buildings:

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.

The base, body and cap should roughly line up with the base, body, and cap of adjoining buildings.

§ 312 Proportion of Building Walls to Openings.

[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).

For the front facade of existing buildings:

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.

For the front facade of new buildings or additions:

A new building must have a proportion of wall to opening ranging from two to one to one to one.

Dark tinted or reflective glass in windows is prohibited.

§ 313 Building Form. (Photos on file at Borough Office).

[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.

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.

§ 314 Texture and Pattern of Materials.

[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.

Design guideline:

For existing buildings:

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.

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.

For new buildings:

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.

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.

§ 315 Additions.

[Ord. 1968, 9/8/2003, § 315]

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.

Design guideline: When reviewing proposals for additions, the Borough shall judge its suitability based on: (Photos on files at Borough Office).

Placement.

Height.

Proportion of wall to openings.

Form.

Texture and pattern of exterior materials.

Architectural style.

§ 316 Porches.

[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).

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.

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.

§ 317 Fences and Walls.

[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.

Design guideline (photos on file at Borough Office): One type of fence shall be used from the choices listed below:

Location	Maximum height	Materials
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 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)	4 feet
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	6 feet	Any common fence material and style

All fences shall be erected with the finished side facing outward, towards the adjacent property or street.

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.

All screening and buffering must be constructed in order to maintain permissible sight distance for vehicular and pedestrian traffic.

§ 318 Neighborhood Residential (Conservation).

[Ord. 1968, 9/8/2003, § 318; as amended by Ord. 2037, 4/9/2007; and by Ord. 2042, 8/13/2007]

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.

Permitted Uses.

	Dwelling – single-family detached
	Dwelling – single-family semidetached (only permitted on lots of less than one acre existing as of the effective date of this amendment
	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]

Conditional uses (See Conditional Uses — Sections 400-401)

	Cemetery
	Church
	Child care facility – family day care
	Dwelling – single-family attached
	Golf course
	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.)
	Park
	School
	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

Accessory Uses.

[Amended by Ord. 2064, 7/13/2009; by Ord. 2067, 12/14/2009; and by Ord. No. 2219, 11/14/2022]

	Dumpster (routine collection)
	Dumpster (special collection)
	Garage – private
	Greenhouse
	Home occupation
	Municipal or civic accessory use/structure
	Parking lot
	Solar energy equipment
	Storage shed (maximum 120 square feet)
	Swimming pool

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
	Offices (except client-based social service provider)

	Any existing nonresidential building:
	Offices (except client-based social service provider)

§ 319 Traditional Town Neighborhood (Conservation).

[Ord. 1968, 9/8/2003, § 319; Ord. 2042, 8/13/2007; Ord. 2064, 7/13/2009; Ord. 2067, 12/14/2009; Ord. 2085, 9/12/2011; Ord. 2110, 5/13/2013; Ord. 2136, 5/11/2015; Ord. 2138, 6/8/2015; Ord. No. 2183, 4/8/2019; Ord. No. 2187, 7/8/2019; Ord. No. 2209, 12/13/2021; Ord. No. 2219, 11/14/2022; Ord. No. 2231, 5/13/2024]

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.

Permitted Uses.

The following uses are generally permitted:

Apartment/Condominium (minimum 2,400 square feet on ground floor)

Single-family detached dwelling

Single-family semidetached dwelling

Municipal-owned parks, playgrounds, and other similar uses deemed appropriate by the Council

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.

Conditional Uses (See Conditional Uses — Sections 400-401).

	Cemetery
	Church
	Child care facility
	Dwelling – single-family attached
	Massage therapy center
	School
	Social club
	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

Accessory Uses.

	Dumpster (routine collection)
	Dumpster (special collection)
	Garage – private
	Greenhouse
	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)
	Swimming pool

Existing Building Conditional Uses (See Section 402).

Any existing nonresidential building:

Office (except client-based social service provider)

Office (except client-based social service provider) on the first floor with an apartment/condominium on the upper floors

Direct retail

Direct service

Restaurant, nonalcoholic

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):

Apartment/Condominium

Any existing apartment/condominium:

Office (except client-based social service provider), solely, or with an apartment/condominium on the upper floors

Special Exceptions (see Section A319).

	Adult day care
	Bed-and-breakfast/tourist home
	Boarding home
	Personal care home

§ 320 Downtown (Conservation).

[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]

Intent: To preserve and enhance Pottstown's historic Central Business District with a wide range of retail, business, professional, governmental, and urban residential uses.

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.

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.

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.

If outdoor courts are provided, they shall comply with approved playing size standards exclusive of any required buffer areas.

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.

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.

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.

The maximum permitted density for hotel/motel lodging shall be 32 overnight guest rooms per acre.

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.

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.

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.

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."

The dwelling units may share outside access and internal hallways, lobbies and similar facilities.

The dwelling units cannot be individually lotted, but shall share a lot or parcel on which the building is located; except under condominium law.

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:

Retail store fronts or other business uses on the street level shall be required along all street frontages.

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.

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.

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.

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."

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.

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.

There shall be no outdoor display or storage unless permitted by district regulations.

The making or selling of cooked food shall not be permitted as an accessory use.

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).

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.

SUNDRIES, PHARMACEUTICALS, AND CONVENIENCE SALES (PHARMACY)

A retail store use that sells or otherwise provides goods for personal grooming and for the day-to-day maintenance of personal health and well-being.

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:

Theaters containing more than two screens and located within shopping centers or lifestyle centers are not permitted shared parking provisions.

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.

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.

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.

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.

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:

Art gallery.

Artist (individual) studios and artisan industrial.

Bank and financial institutions.

Commercial or trade school.

Dwelling, multifamily unit (permitted only as a part of a mixed-use building).

Grocery store or supermarket.

Health and fitness center.

Hotel/motel.

Library or museum.

Mixed-use building.

Office - business.

Office - general.

Office - municipal or governmental.

Office - professional.

Open-air markets.

Personal care business - A.

Professional service business.

Recreation, indoor.

Research and development laboratory.

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.

Sundries, pharmaceuticals, and convenience sales (pharmacy).

Tavern/bar.

Theater, movie.

AA.

Theater, performing.

Conditional Uses. The following uses are permitted only by conditional use approval, pursuant to §§ 400 and 401.

(Reserved)[1]

[1]

Editor's Note: Former Subsection 4A, Child care facility, including family day-care home, group day-care home, or day-care center, was repealed by Ord. No. 2187, 7/8/2019.

Neighborhood convenience store.

Parking structure, nonaccessory.

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.

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, 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.

Accessory Uses. The following accessory uses, but no others, are permitted in this district:

Garage - private.

Greenhouse.

Home occupation, major.

Home occupation, no-impact.

Microbrewery/microdistiller/microwinery/nanobrewery, but only as part of a restaurant, sit-down.

Municipal or civic accessory use/structure.

Outdoor dining area.

Parking lot.

Parking structure.

Pet grooming.

Solar energy equipment.

Storage shed.

Dumpster (routine collection).

[Added by Ord. No. 2219, 11/14/2022]

Dumpster (special collection).

[Added by Ord. No. 2219, 11/14/2022]

Limitation on Hours of Operation.

[Added by Ord. No. 2219, 11/14/2022]

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

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

Mixed-Use Building. The component uses of a mixed-use building shall adhere to any limitations contained herein applicable to each specific use.

Special Exceptions.

[Added by Ord. No. 2226, 4/10/2023]

Hookah bar.

§ 321 Gateway District - Intent.

[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.

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.

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.

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.

§ 322 Gateway District - Effect.

[Ord. 1968, 9/8/2003, § 322; as amended by Ord. 2085, 9/12/2011]

Within the Gateway District, the Borough shall regulate:

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.

Any proposed addition to an existing building larger than 200 square feet.

The size and height of any new building.

The location of any new building on a lot.

§ 323 Gateway District – Design Review Procedure for Existing Buildings.

[Ord. 1968, 9/8/2003, § 323; as amended by Ord. 2085, 9/12/2011]

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.

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.

If the Zoning Officer determines the proposed work meets the guidelines of this Chapter, he shall issue a permit for the work.

§ 324 Gateway District – Design Review Procedure for New Buildings.

[Ord. 1968, 9/8/2003, § 324; as amended by Ord. 2085, 9/12/2011]

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.

§ 325 Gateway District – Design Guidelines.

[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.

§ 326 Demolition.

[Ord. 1968, 9/8/2003, § 326]

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:

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

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.

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.[1]

[1]

Editor's Note: The Gateway District Summary Chart, which immediately followed this subsection, has been relocated to Appendix A14. See Section A326 of said Appendix.

§ 327 Architectural Style and Additions.

[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.

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).

§ 328 Placement.

[Ord. 1968, 9/8/2003, § 328]

In the Downtown Gateway District, buildings should face a principal street.

§ 329 Proportion of Building Walls to Openings.

[Ord. 1968, 9/8/2003, § 329]

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.

§ 330 Texture and Pattern of Materials.

[Ord. 1968, 9/8/2003, § 330]

Design Guideline:

For existing buildings:

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.

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.

For new buildings:

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.

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.

Dark tinted or reflective glass in windows is prohibited.

§ 331 Fences and Walls.

[Ord. 1968, 9/8/2003, § 331; as amended by Ord. No. 2203, 4/12/2021]

Fences and walls shall be placed and designed according to standards contained within the following chart:

Location	Maximum height	Materials
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)	4 feet
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	6 feet	Any common fence material and style

§ 332 Neighborhood Business (Gateway).

[Ord. 1968, 9/8/2003, § 332]

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.

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

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

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)

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%

§ 333 Downtown Gateway (Gateway).

[Ord. 1968, 9/8/2003, § 333]

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.

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)

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

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

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)

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)

§ 334 Gateway East and Gateway West (Gateway).

[Ord. 1968, 9/8/2003, § 334; as amended by Ord. 1985, 10/12/2004; § 3; and by Ord. 2042, 8/13/2007]

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.

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.

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

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)

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%

Special Exception (Gateway West only).

[Added by Ord. 2136, 5/11/2015]

Rooming house

§ 335 Park (Gateway).

[Ord. 1968, 9/8/2003, § 335]

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.

Permitted Uses.

	Boat launches
	Park
	Picnic areas
	Trails
	Water access areas

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.

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]

§ 336 Flex Office (Contemporary).

[Ord. 1968, 9/8/2003, § 336; as amended by Ord. 1985, 10/12/2004, § 3; and by Ord. 2042, 8/13/2007]

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.

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]

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

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)

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

Special Exceptions.

[Added by Ord. 2136, 5/11/2015]

	Continuing care home
	Criminal housing facility
	Rooming house
	Treatment center

§ 337 Highway Business (Contemporary).

[Ord. 1968, 9/8/2003, § 337; as amended by Ord. 2042, 8/13/2007]

Intent: To preserve and enhance general commercial areas where customers reach individual businesses primarily by automobile.

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

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.

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)

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%

Special Exception.

[Added by Ord. 2136, 5/11/2015, as amended by Ord. No. 2226, 4/10/2023]

	Rooming house
	Tobacco store/smoke shop

§ 338 Heavy Manufacturing (Contemporary).

[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]

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.

Permitted Uses.

Automobile, truck, and construction equipment sales and service.

Building contractor.

Food processing plant.

Heavy manufacturing, processing, and assembly.

Off-premises sign.

Trucking, carting, and hauling station.

Utility company building, operational, storage, or repair facility.

Warehouse.

Conditional Uses. Sections 400 to 401 of Ch. 27, Zoning.

Adult establishment.

Solid waste mechanical processing unit.

Utility company operational facility.

Accessory Uses.

Office, except client-based social-service provider.

Parking lot.

Solar energy equipment.

Solid waste storage unit.

Storage sheds and other similar structures (maximum size 200 square feet).

Dumpster (routine collection).

[Added by Ord. No. 2219, 11/14/2022]

Dumpster (special collection).

[Added by Ord. No. 2219, 11/14/2022]

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

§ 339 Keystone Employment and Economic Plan (KEEP) Overlay District. [1]

[Added by Ord. No. 2197, 6/8/2020]

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.

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.[2]

[2]

Editor's Note: Said plan is on file in the Borough offices.

Permissible Uses. The following use is permitted by right within the overlay:

Cellulose-based solid waste (CSW) gasification facility.

[1]

Editor's Note: Former § 339, Floodplain Overlay District, was repealed Ord. No. 2196, 4/13/2020.

§ 340 (Reserved) [1]

[1]

Editor's Note: Former § 340, Floodplain Boundaries, was repealed Ord. No. 2196, 4/13/2020.

§ 341 (Reserved) [1]

[1]

Editor's Note: Former § 341, Floodplain Regulations, was repealed Ord. No. 2196, 4/13/2020.

§ 342 Airport Overlay District.

[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.

§ 343 District Boundaries.

[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.

§ 344 Effect.

[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.

§ 345 Keim Street Gateway Overlay District.

[Added by Ord. No. 2201, 1/11/2021]

Intent. The express intent of this District is the following:

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.

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.

Provide alternative development options and techniques to adapt large industrial properties and brownfield sites to modern, innovative uses.

Support enhanced connectivity to the Schuylkill River Trail, as well as to the surrounding residential neighborhoods, through multimodal accessibility improvements.

Promote sound economic development of this area through new and innovative design schemes.

Encourage the development of public amenities which increase the value and desirability of the area.

Applicability.

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.[1]

[1]

Editor's Note: Said attachment is on file in the Borough offices.

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.

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.

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.

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.

Permitted uses.

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.

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.

Mixed-use building.

Office - business.

Office - general.

Office - municipal or government.

(10)

Office - professional.

(11)

Personal care business - A.

(12)

Professional service business.

(13)

Recreation, indoor.

(14)

Recreation, outdoor.

(15)

Restaurant, sit-down.

(16)

Restaurant, take-out, and prepared foods shop, provided that no drive-through facilities shall be permitted.

(17)

Retail shop.

(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.

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.

Accessory uses. The following uses are permitted as accessory to any permitted use in this Overlay District.

Outdoor dining area.

Parking lot.

Parking structure.

Solar energy equipment.

(5)

Storage shed.

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

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.

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.

Dimensional Standards.

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.

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

Development Standards.

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.

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.

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.

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.

(d)

Structured parking.

Special Improvement Standards for New Development.

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.

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.

Plazas and courtyards shall be located where indicated in the Gateway Plan, and connect to the sidewalk and other pedestrian passageways.

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.

Plazas and courtyards may be used out outdoor dining spaces.

Parking, loading, or vehicle movements, or access for such purposes, are prohibited in plazas and courtyards.

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.

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.

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.

Parking, loading, or vehicle movements, or access for such purposes, are prohibited in the space.

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).

§ 346 BO - Business Overlay.

[Added by Ord. No. 2205, 9/13/2021]

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.

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.

Uses. Within the limits of this overlay, the following uses shall be permitted:

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.

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.

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.

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)

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.

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.

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.

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.

Alley Improvements. As recommended by the Borough Engineer and Public Works Director, improvements to existing abutting alleys.

Pottstown City Zoning Code

PART 3

DISTRICTS

§ 300 Establishment of Districts.

[Ord. 1968, 9/8/2003, § 300; as amended by Ord. No. 2201, 1/11/2021; and by Ord. No. 2205, 9/13/2021]

Conservation	NR	Neighborhood Residential
	TTN	Traditional Town Neighborhood
	D	Downtown
Gateway	NB	Neighborhood Business
	DG	Downtown Gateway
	GE	Gateway East
	GW	Gateway West
	P	Park
Contemporary	FO	Flex-Office
	HB	Highway Business
	HM	Heavy Manufacturing
Special Overlay		Airport Overlay
		Keim Street Gateway Overlay
		Business Overlay

§ 301 Zoning Map.

[Ord. 1968, 9/8/2003, § 301]

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.

§ 302 Conservation District - Intent.

[Ord. 1968, 9/8/2003, § 302]

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:

The traditional neighborhoods outside the Historic Districts, and similar adjacent neighborhoods, are hereby incorporated into a Conservation District with the following purposes:

	•	Preserve the architectural integrity of traditional areas
	•	Ensure new buildings are compatible with existing traditional areas
	•	Find viable uses for old buildings that are no longer suitable for their original use

Promote, protect, and preserve areas of historic significance.

Promote, protect, and facilitate preservation of areas with historic values.

§ 303 Conservation District – Effect.

[Ord. 1968, 9/8/2003, § 303; as amended by Ord. 2085, 9/12/2011]

Within the Conservation District, the Borough shall regulate:

The proposed demolition of any building with a footprint larger than 500 square feet;

Any proposed addition to an existing building, larger than 200 square feet;

The size, height and design of any new building; and

The location of any new building on a lot.

§ 304 Conservation District – Review Procedure.

[Ord. 1968, 9/8/2003, § 304; as amended by Ord. 2085, 9/12/2011]

If the Zoning Officer determines that the proposed change meets the guidelines of this Chapter, he shall issue a permit for the work.[1]

[1]

Editor's Note: The Conservation District Summary Chart, which immediately followed this subsection, has been relocated to Appendix A3, Districts. See Section A304 of said Appendix.

§ 305 Conservation District - Design Guidelines.

[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.

§ 306 Demolition.

[Ord. 1968, 9/8/2003, § 306; as amended by Ord. 2085, 9/12/2011]

The demolition of any existing building of historic value should be considered a last resort, only after the applicant can either:

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

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.

§ 307 Style of Architecture.

[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.
Design guideline for existing buildings:
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.
Design guideline for new buildings:
New buildings in the Conservation District shall be compatible with surrounding historic homes in:
1.	Architectural style
2.	Form, either horizontal or vertical
3.	Base, body, and cap
4.	Scale
5.	Texture and pattern of exterior materials
6.	Proportion of walls to openings.
(Photos on file at Borough Office)