Reading City Zoning Code

[Amended 12-16-2013 by Ord. No. 83-2013]

When permitted, low-rise and mid-rise apartments shall conform to the following:

   A.   Any dwelling unit constructed by or subsidized by an agency of the government of the United States or of the Commonwealth of Pennsylvania and which has restrictions on occupancy by reason of age, income or other unique condition shall meet the minimum habitable floor area standards established by that agency, or, in the absence of such standard, shall meet the standards set forth in Subsection D hereof. Any dwelling unit which, pursuant to this section, is constructed with less habitable floor area than that required by Subsection D shall not thereafter be occupied by persons not having the unique condition upon which the special permit was based unless it is conclusively demonstrated to the Board that the intended change in occupancy will not result in overcrowding or cause an increase in density or traffic congestion.

   B.   Part 16 allows reduced parking for housing limited to older persons. In addition, the Zoning Hearing Board may authorize a reduction in the number of off-street parking spaces required, as follows:

 

 

Units other than those described, whether located within the same building or within a separate building, shall conform to the off-street parking requirements relevant to their use and size, as specified in this Part.

   C.   No dwelling units shall be constructed, erected or established that are 50% below the adjacent grade.

   D.   Each dwelling unit shall:

      (1)   Contain complete kitchen, toilet, bathing and sleeping facilities;

      (2)   Contain at least one separate bathroom;

      (3)   Contain at least one separate bedroom, except that in buildings containing at least four dwelling units, the Zoning Hearing Board may, by special exception, approve up to one-fourth (25%) of the dwelling units to be studio/efficiency apartments upon a finding that the number of units proposed will not adversely affect any adjacent residential neighborhood;

      (4)   Comply with all relevant building and occupancy codes; and

      (5)   Contain a minimum habitable area of:

 

 

[Amended 1-27-2020 by Ord. No. 5-2020]

   F.   The facade of any building or structure shall not exceed 70 feet in length unless making an angle turn or having an offset of at least five feet within each 70 feet of length.

   G.   A strip of land at least five feet in width surrounding each building shall be kept completely open except for foundation plantings and sidewalk and driveway crossings, except within the C-C and C-R Districts. Open space adjacent to, around or between buildings not surfaced as walkways, driveways, parking area or utility areas, shall be graded and landscaped.

   H.   Courtyards bounded on three or more sides by the wings of a single building or by the walls of separate buildings shall have a minimum court width of two feet for each one foot in height of the tallest adjacent on-site building, except within the C-C and C-R Districts.

   I.   Detached vehicle garages that are not part of a dwelling structure, but intended for the use of the residents in addition to all other accessory buildings, shall be located at least 25 feet from the nearest dwelling structure, except within the C-C and C-R Districts.

   J.   Every building shall have a minimum setback of 10 feet from any and all interior roads, driveways and parking areas and 25 feet from any other building, except such setbacks shall not apply within the C-C and C-R Districts.

   K.   Where feasible, a natural or physical buffer strip shall be established within the side and rear yard of a property that is adjacent to a residential use. The height, depth and selected materials shall be subject to the review and approval of the Zoning Office. [Amended 3-10-2025 by Ord. No. 15A-2025]

   M.   Driveways, parking areas, dwelling entrance ways and pedestrian walks shall be provided with sufficient illumination to minimize hazards to pedestrians and motor vehicles utilizing the same. Light sources shall be shielded to avoid glare disturbing to occupants of apartments and of adjacent properties.

   N.   All new on-site electric utility lines shall be installed below ground level.

When permitted, high-rise apartments shall conform to the following:

   A.   Section 600-1101 shall also apply to high-rise apartments, except for § 600-1101F and J.

   B.   The Zoning Hearing Board may permit an increase in the number of stories of a high-rise apartment after review of the proposal by the Planning Commission if it is determined that the overall density of the area, the character of the area, traffic flow and congestion, and the welfare of the community at large will not be adversely impacted.

   C.   (Reserved) 21

   D.   A high-rise apartment shall not be located within 30 feet of any accessory structure or 50 feet of any building on another lot which contains dwelling units, except within the C-C or C-R Districts.

   E.   No high-rise apartment shall be located less than 20 feet from any interior road, driveway or parking area, except within the C-C or C-R Districts.

   F.   Accessways shall be limited to two per development, plus one additional accessway for each 150 feet of street frontage.

   A.   A state-licensed barber or cosmetologist shall be on the premises during all hours that the use is open, and proof of such license is required to be shown to any state or City employee immediately upon request.

   B.   A massage therapy business shall have a person on the premises during all hours that the use is open who meets the requirements to conduct such work as provided in Chapter 364, Massage Therapists. Proof of such certification is required to be shown to any state or City employee immediately upon request.

   C.   A nail salon business shall have a person on the premises during all hours that the use is open who is a state-licensed nail technician, or who holds such successor or equivalent license. Proof of such certification is required to be shown to any state or city employee immediately upon request.

Manufactured (mobile) home parks shall only be allowed as provided in Part 8 and shall conform to the following:

   A.   All manufactured home parks shall contain a minimum of two acres.

   B.   Each dwelling space in an approved manufactured home park shall contain a minimum of 5,000 square feet.

   C.   The maximum density in each manufactured home park shall not exceed five manufactured homes per acre.

   D.   All manufactured home parks shall provide safe and convenient vehicular access from abutting public streets to each manufactured home space.

   E.   All interior streets in the manufactured home park shall be paved with a paving material in accordance with City regulations, shall be of adequate width to accommodate anticipated traffic, and shall meet the following minimum requirements:

      (1)   All internal streets shall have a cartway width of not less than 20 feet.

      (2)   All cul-de-sac streets shall conform to the criteria set forth in Chapter 515, Subdivision and Land Development.

   F.   All water supplied to a manufactured home park shall be obtained from the City water system.

   G.   The sanitary sewage system serving any manufactured home park shall be connected to the City sewage disposal system in a manner approved by the Department of Public Works. All dwellings shall be connected to this system.

   H.   The installation of electrical, telephone and television cable service lines shall be approved underground methods.

   I.   Each manufactured home park shall provide fire hydrants within 400 feet of each building. These hydrants shall be at a capacity and pressure approved by the Department of Public Works and the Reading Area Water Authority.

   J.   All manufactured home parks shall provide screening along all sides abutting public streets or other properties. At least one shade tree (as approved by the Shade Tree Commission) must be planted on each manufactured home lot. Ten percent of all manufactured home parks, exclusive of rights-of-way, shall be provided for recreational use by the residents and open space buffer areas.

   K.   Each manufactured home lot shall be provided with a minimum of two off-street parking spaces.

Where allowed in Part 8, the following standards shall be met:

   A.   The site plan must indicate the number and location of fuel tanks to be installed, the dimensions and capacity of each storage tank, the depth the tanks will be placed below ground, the number and location of pumps to be installed, the type of structure and accessory buildings to be constructed, and the number of autos to be garaged.

   B.   Any repair and servicing of motor vehicles shall be performed in a fully enclosed building and no motor vehicle parts or partially dismantled motor vehicles shall be stored overnight outside of an enclosed building.

   C.   Where such uses abut a residential property in a zone, there shall be a screened buffer strip not less than 10 feet in width. Buffer strips and screening shall be in accordance with § 600-1401 of this chapter.

   D.   The entire area of the site traveled by motor vehicles shall be paved.

   E.   Off-street parking areas shall be provided exclusive of pump areas or travel lanes. For auto service stations and auto repair, two parking spaces shall be provided for each service bay.

   F.   Accessory goods for sale may be displayed on the pump island and the building island only. The outdoor display of oil cans and/or antifreeze and similar products may be displayed on the respective island if provided for in a suitable metal stand or rack.

   G.   No auto service station or auto repair garage shall be located nearer than 300 feet from any school, library or hospital. This is to maintain a safety zone in order to reduce the adverse effects of such activities on the above-mentioned institutions.

[Amended 2-14-2011 by Ord. No. 8-2011]

   A.   Wastewater treatment operations. An application for a wastewater treatment operation shall include a general explanation of the treatment processes, including the technologies involved, noise and odor-mitigating measures, and the receiving water body of the treated effluent. The area of wastewater treatment equipment which is open to precipitation from above need not be counted in the calculation of building and impervious coverage percentages.

   B.   Law enforcement operations. An application for a firing range shall include a description of the design of the berm/backstop, and other safety measures. Designs shall implement the Environmental Protection Agency's Best Management Practices (BMPs) for lead at firing ranges.

   C.   Fire and rescue service operations. An application for a live-fire training facility shall include a description of the different training structures/evolutions designed. Water towers, simulation buildings, and other buildings specifically designed for their height, may exceed the building height maximum, where such increased height is related to the instruction or practice of firefighting and/or rescue techniques.

   D.   Recycling operations. An application for a recycling operation shall include a description of the types and quantities of materials to be collected and the loading areas.

[Added 10-13-2025 by Ord. No. 58-2025]

   A.   A short-term rental unit shall be permitted by right as an accessory use for residential occupancy within the C-C, C-R, C-N or C-H Zoning Districts and by special exception within the R-3 Zoning District. The following base requirements shall apply to all short-term rentals:

      (1)   A short-term rental unit may be permitted within the R-3 Zoning District, provided that that it is contained within a conforming one-family detached dwelling, a one-family semi-detached dwelling and/or one-family attached dwelling (townhouse), which shall be located at least 1,000 feet from another permitted short-term rental unit.

      (2)   A short-term rental unit may be permitted within the C-C, C-R, C-N or C-H Zoning Districts, provided that it is contained within a conforming one-family detached dwelling, one-family semi-detached dwelling and/or one-family attached dwelling (townhouse), which shall be located at least 500 feet from another permitted short-term rental unit.

      (3)   A short-term rental unit may be permitted within the R-3, C-C, C-R, C-N or C-H Zoning Districts, provided that it is contained within one (1) conforming residential apartment unit that is part of a group containing nine (9) or fewer residential apartment units.

      (4)   Short-term rental unit(s) may be permitted within the R-3, C-C, C-R, C-N or C-H Zoning Districts, provided that it is contained within a conforming residential apartment unit that is part of a group of ten (10) or more residential apartment units and provided that no more than twenty (20%) percent of the total number of residential apartment units are designated as short-term rental units.

   B.   The following general provisions shall apply to short-term rental units:

      (1)   The record owner or designated manager, agent or management group shall reside or occupy an office within thirty (30) miles of short-term rental unit.

      (2)   At least one (1) person over twenty-five (25) years of age shall be designated as the principal person or tenant of the short-term rental who shall endorse all relevant agreements and shall assume the responsibilities for the use and occupancy of the short-term rental.

      (3)   Overnight guests at a short-term rental shall be limited to two (2) persons per bedroom. Unless otherwise specified by other code requirements, no more than twelve (12) overnight guests shall be permitted in a short-term rental.

      (4)   The maximum number of day guests allowed at anytime on the property occupied by the short-term rental, in addition to the permitted overnight occupants, shall be fifty (50%) percent for the maximum overnight occupancy in the short-term rental.

      (5)   At least one (1) off-street parking space shall be provided to accommodate overnight and day guests on the short-term rental property. In lieu of the required off-street parking spaces, the use of public parking facilities within seven hundred (700) feet may be considered provided that the parking spaces are available to the short-term rental unit.

      (6)   The short-term rental occupants and/or guests shall not engage in disorderly conduct or disturb the peace and quiet of any nearby neighborhood or person by loud, unusual or excessive noise, by tumultuous or offensive conduct, public indecency, threatening, traducing, quarreling, challenging to fight, or fighting, or creating a dangerous or physically offensive condition.

      (7)   The record owner or designated manager, agent or management group shall be responsible to assure that the occupants or guests of the short-term rental do not create unreasonable noise or disturbances, engage in disorderly conduct, or otherwise violate provisions of the City of Reading Code.

      (8)   Overnight occupancy of recreational vehicles, camper trailers and tents at the property where the short-term rental is located shall be prohibited. Outdoor overnight sleeping of occupants or guests of the short-term rental is prohibited.

      (9)   A Short-Term Rental shall not have any outside appearance indicating a change of use from the surrounding residential uses. A key box may be a permitted option.

      (10)   Sub-leasing or renting space or a portion of the short-term rental property to other persons shall be prohibited.

      (11)   A short-term rental unit or property shall not be utilized and/or occupied as a residential apartment, bed and breakfast establishment, boarding house, rooming house, multi-family dwelling, shelter, social quarters and/or care facility.

      (12)   A list of house rules and regulations shall be maintained at the short-term rental unit.

   C.   The Zoning Permit shall include: the supplemental use and occupancy agreement; property maintenance specifications; nuisance provisions; and other documentation required by the Zoning Office. The general enforcement actions shall be endorsed by the record owner of the short-term rental property.

   A.   Additional Use Standards.

      (1)   Brewery/Brewpub/Microbrewery: No brewing equipment or product storage shall be permitted on the exterior premises.

      (2)   Hotel: No hotel room shall be rented to any one person for a continuous period of more than three months. This is different from a rooming house, which is a single dwelling with multiple rooms that are rented out.

      (3)   Multifamily buildings: Multifamily buildings shall meet the following requirements:

         (a)   The maximum density shall be 30 dwelling units per developable acre.

         (b)   One and two-bedroom units shall comprise at least 75% of total dwelling units.

         (c)   Multifamily buildings with at least 30 units but fewer than 40 dwelling units shall include at least one or more of the following amenities; multifamily buildings with 40 or more dwelling units shall include at least two or more of the following amenities: landscaped common open space (at ground floor, terraced or on rooftop) with a minimum size of 1,000 square feet, gym (1,000 square feet min.), fenced-in dog walking area (with a minimum size of 1,500 square feet), business center, lounge or community room/game room (500 square feet min.).

   B.   Development Incentives.

      (1)   The incentives below are intended to spur development within the TOD Overlay District and shall be applicable when any development, unless otherwise noted, provides all of the community benefits listed in subsection B.(2).

         (a)   Decrease in minimum lot size (as applicable under dimensional standards):

            1.   Down to a minimum of 15,000 square feet for high-rise apartments and apartments of six or more stories in the M-C, C-C and C-H Districts.

            2.   Down to a minimum of 5,000 square feet for mid-rise apartments in the M-C, C-C, C-R and R-3 Districts.

            3.   Down to a minimum of 2,500 square feet for all other uses in the M-C District and non-residential uses in the R-3 District.

         (b)   Increase in maximum building coverage (as applicable under dimensional standards):

            1.   Up to a maximum of 90% building coverage for high-rise apartments and apartments of 6 or more stories in the M-C, C-C and C-H Districts.

            2.   Up to a maximum of 95% building coverage for other uses (unless otherwise stated) in the C-C and M-C District.

            3.   Up to a maximum of 90% building coverage for life-care, retirement facility, personal care home or nursing home in the C-R District.

            4.   Up to a maximum of 90% building coverage for all other allowed uses in the C-R District.

            5.   Up to a maximum of 75% building coverage for mid-rise apartments in the R-3 District.

            6.   Up to a maximum of 90% for non-residential uses in the R-3 District.

         (c)   Increase in maximum impervious coverage (as applicable under dimensional standards):

            1.   Up to a maximum of 90% impervious coverage for high-rise apartments and life-care, retirement facility, personal care home or nursing home in the C-R District.

            2.   Up to a maximum of 75% impervious coverage for mid-rise apartments in the R-3 District.

            3.   Up to a maximum of 95% impervious coverage for other uses in the M-C District.

            4.   Up to a maximum of 90% impervious coverage for non-residential uses in the R-3 District.

         (d)   Increase in building height (as applicable under dimensional standards):

            1.   Up to a maximum of 175 feet for high-rise apartments by conditional use with a shade study in the M-C, C-C and C-R Districts (except if the building is located within the Airport Overlay Zone, in which provisions relating to maximum height in the Airport Overlay Zone shall apply).

            2.   Up to a maximum of 80 feet for life-care, retirement facility, personal care home or nursing home in the C-R District.

         (e)   Reduction in off-street parking spaces: In addition to the qualifiers for off- street parking credits as listed in Table 511.A of SALDO, the total number of off-street parking spaces required for a designated use requiring ten or more off-street parking spaces may be reduced by applying the following qualifiers:

            1.   The site is located within 700 feet of a designated route or stop for public transportation system (bus or train) system: 75% reduction (currently 20% in Table 511.A).

            2.   An agreement has been secured with an adjacent landowner in order to provide auxiliary or common parking spaces that are adequate for all permitted uses assigned to the common parking area: 50% reduction (currently 30% in Table 511.A).

            3.   The site can be designed to accommodate non-motorized vehicles within the property or on an adjacent property: 25% reduction (currently 10% in Table 511.A).

         (f)   Development of the following residential uses within the M-C District:

            1.   High-rise apartments: Standalone or as part of a mixed-use development.

            2.   Mid-rise apartments: Standalone or as part of a mixed-use development.

            3.   Townhouses/Stacked townhouses.

         (g)   Density Bonus. A density increase may be allowed when the proposed development provides workforce housing or an alternative to workforce housing. For each workforce housing unit, one additional market rate unit shall be permitted, up to a 20% increase in dwelling units.

         (h)   Alternative to Workforce Housing Units.

            1.   As an alternative to the requirement of subsection B.(2)(b) to provide for workforce housing within a proposed development, the applicant may contribute a fee, develop off-site workforce housing units, or provide a combination thereof in lieu of constructing workforce housing units within the proposed development, upon approval by City Council, based on recommendations from the Planning Commission and Community Planning and Development staff.

            2.   Off-site workforce housing units. The applicant may provide the same number of workforce housing units as required under subsection B.(2)(b) at another site within the TOD Overlay District, as agreed upon by City Council. As a condition of approval, the City shall require that construction of the off-site workforce housing be completed no later than completion of the market rate units. If the off-site workforce housing units are not completed within this timeframe, final occupancy permits shall not be granted for the number of market rate units equal to the number of workforce housing units that have not been completed.

            3.   Fee-in-lieu of workforce housing units. The total fee-in-lieu shall be 5% of the median home sale price of market rate single-family homes (detached, semidetached and attached) in the City of Reading for the preceding calendar year as determined by the Reading-Berks Association of Realtors, multiplied by the total number of housing units within the proposed development after accounting for the density bonus described in Section B.(1)(g) [Example: (.05 x 300,000) x 120 = $1,800,000].

               a.   The City shall deposit the fees collected into a Workforce Housing Fund, managed by the Reading Housing Authority to provide housing units to income-qualified buyers or renters in the TOD District.

               b.   Any fees must be paid to the City no later than completion of the market rate units.

            4.   Eligibility. To be eligible for these alternatives, the requirement for workforce housing within the proposed development as described in subsection B.(2)(b) would have to be unfeasible because of economic conditions outside the applicant's control. This would include the cost of the infrastructure required to service the proposed development, such as water, sewer, electric, etc., or the unavailability of building materials. A lower than realized return on the proposed development does not qualify as an economic condition outside the applicant's control. City Council may also require supporting documentation from the applicant.

         (i)   Underground parking. Underground parking may be allowed when the following requirements are provided, and upon approval by City Council based on recommendations from the Planning Commission and Community Planning and Development staff:

            1.   Vehicular access shall be located on secondary streets, alleys or shared driveways and shall minimize curb cuts along primary pedestrian corridors.

            2.   No more than one exposed parking level shall be visible along any primary street frontage, and any exposed portion must be fully screened by architectural elements that are consistent with the building facade.

            3.   Applicants shall submit a detailed engineering report demonstrating resilience to flooding from storm events and groundwater.

            4.   Ventilation and mechanical systems shall be located away from primary pedestrian areas where possible.

            5.   Parking areas shall include sufficient lighting, clear sightlines, safe pedestrian access to building entrances, ADA-compliant access routes and directional signage.

            6.   Applicants shall demonstrate feasibility based on site suitability and that construction of underground parking will not negatively impact adjacent properties or infrastructure.

      (2)   Community Benefits.

         (a)   Proposed developments that provide the benefits below, when applicable, shall qualify for the bonuses listed under subsection B.(1) above.

         (b)   Workforce housing: At least 10% of dwelling units in a proposed multifamily or mixed-use development that contains at least 30 units shall be designated as workforce housing as defined in this chapter. These units must remain as workforce housing in perpetuity with a covenant that runs with the (deed) land.

         (c)   Public civic space: A public civic space equal to at least 10% of the lot on developments that have a minimum lot size of 18,000 square feet and is designed according to the standards of this chapter.

         (d)   Streetscape improvements: All developments within the TOD Overlay District shall include a well-defined streetscape that enhances pedestrian safety and the pedestrian experience according to the following:

            1.   Lighting - Pedestrian lighting shall be installed approximately at 75 feet on center along sidewalks. Light poles shall be located in the street front or other location as approved by the City. Light fixture shall be of similar style, size and color of existing lighting located within the TOD Overlay District. Electricity cost shall be paid for by the property or business owner. Cost of installation shall be paid for by the property owner or business owner. Lighting shall be subject to the energy code requirements of the PA UCC.

            2.   Benches - One bench shall be provided for each increment of minimum lot width, unless otherwise approved by the City, along sidewalks that have at least a five foot clearance between the edge of the bench and the tree lawn or street curb. The benches shall be of similar style, size and color of existing benches located within the TOD Overlay District. Benches shall be permanently mounted to a concrete pad or other means acceptable to the City and shall be located in the street front or other location as approved by the City. Benches shall be maintained by the property or business owner. Property and business owners shall use the same type of bench on the interiors of their properties.

            3.   Trash receptacles - One trash receptacle shall be provided for every new development in the TOD Overlay District. The trash receptacles shall be of similar style, size and color of existing benches located within the TOD Overlay District. Trash receptacles shall be permanently mounted to a concrete pad, footing or other means acceptable to the City and shall be located in the street front. Property owners on whose property the receptacles are located on shall be responsible for emptying and maintenance of the trash receptacles.

            4.   Plantings - Planted areas of trees, flowering perennials, ornamental grasses, flowering and evergreen shrubs, flowering bulbs in combination, that provide four seasons of interest and color, shall be installed in each new development in the TOD Overlay District. These planted areas shall be at least four-feet wide by at least 30% of the lot width. They shall be maintained by the property or business owner. Plantings shall also be approved by the City Arborist.

         (e)   Pedestrian-oriented improvements: If a development has a minimum lot size of 18,000 square feet, the following pedestrian-oriented improvements shall be installed to enhance pedestrian connectivity and the pedestrian-oriented experience.

            1.   Pedestrian walkways within the site that connect to City sidewalks.

            2.   Pedestrian wayfinding signage that directs pedestrians to major destinations within the TOD Overlay District. The applicant shall pay a wayfinding fee to be deposited into a fund designated for the implementation of a city-wide wayfinding system.

            3.   Public art, sculptures, artistic lighting or site landscaping within the public civic space.

         (f)   Bicycle parking. Bicycle parking spaces shall be provided in accordance with § 600-1609.

   C.   Off-Street Parking.

      (3)   Qualifiers for additional reductions in the number of required off-street parking spaces are noted under subsection B.(1)(e). above.

      (4)   No designated parking is allowed in the front yard of a principal building.

      (5)   Parking may be located in the rear or side yard of a building or below the building, however, no more than 40% of the width of the lot along the primary street shall be devoted to parking or drives.