West Reading City Zoning Code
PART 3
District Regulations
§ 455-34 Establishment of districts.
A.
General. The Borough is hereby divided into districts of different types, each type of such number, shape, kind and area, as well as of such common unity and purpose and adaptability of use that is deemed most suitable to carry out the objectives of this chapter and the Comprehensive Plan. These districts are designated and abbreviated in § 455-35 of this chapter.
B.
Zoning Map. Zoning districts are bounded and defined as shown on the map entitled "Zoning Map of the Borough of West Reading," as in effect from time to time, which accompanies this chapter and which, with all explanatory matters herein, is hereby made a part of this chapter.
C.
Interpretation of district boundaries. Where uncertainty exists with respect to the boundaries of the zoning districts, as indicated on the Zoning Map, the following rules shall apply:
(1)
Where district boundaries are indicated as approximately coinciding with the center lines of streets, highways, railroad lines, or streams, such center lines shall be construed to be such boundaries.
(2)
Where district boundaries are so indicated that they approximately coincide with lot lines, such lot lines shall be construed to be the district boundaries; or where district boundaries are extensions of lot lines or connect the intersections of lot lines, such lines shall be the district boundaries.
(3)
Where district boundaries are so indicated that they are approximately parallel to center lines of streets or highways, such district boundaries shall be construed as being parallel thereto, and at such distance therefrom as indicated on the Zoning Map.
(4)
Where district boundaries divide a lot, any use authorized or permitted in either zone may be extended a distance not to exceed 50 feet beyond the boundary of the zone in which such use is permitted or authorized.
§ 455-35 Designation of districts.
The following districts are hereby designated as a basis for the establishment of zoning regulations within the Borough:
C | Conservation |
R-1 | Residential |
R-2 | Medium-Density Residential |
R-3 | High-Density Residential |
R-P | Residential/Professional District |
I | Institutional |
C-B | Central Business |
G-B | General Business |
L-I | Light Industrial |
§ 455-36 Purpose.
It is the purpose of this district is to regulate areas that are subject to flooding and encroachment, which aggravates flood conditions, and are located and featured in such a way as to warrant preservation through limited usage, because of slope, geologic conditions, or overall natural character.
§ 455-37 Uses permitted by right.
The following uses and their accessory uses are permitted by right, provided that all applicable requirements of this chapter are satisfied:
A.
Public grounds, excluding, however, sites for sewage treatment, refuse disposal and other publicly owned or operated facilities.
B.
Forestry, excluding buildings, structures and open storage.
C.
Flower and vegetable gardening, and outdoor plant nurseries, with no related buildings or structures.
D.
Governmental uses.
E.
Surface parking areas covered with natural materials, such as wood chips, loose stones and other similar material.
F.
Accessory buildings, structures, and uses on the same lot and customarily incidental to the permitted uses.
§ 455-38 Uses permitted by conditional use.
The following uses and their accessory uses may be permitted by conditional use following review and recommendation by the Borough Planning Commission, in accordance with the applicable provisions of this chapter, and upon approval by Borough Council:
§ 455-39 Uses permitted by special exception.
The following uses are permitted when special exceptions are granted by the Zoning Hearing Board, in accordance with the applicable provisions of this chapter:
A.
None.
§ 455-40 Lot, yard and building requirements for all uses.
§ 455-41 Supplemental regulations.
§ 455-42 Purpose.
It is the purpose of this district to provide areas for lower density, predominantly single-family detached residences, and to stabilize and protect the characteristics of these areas.
§ 455-43 Uses permitted by right.
The following uses and their accessory uses are permitted by right, provided that all applicable requirements of this chapter are satisfied:
A.
Single-family detached dwellings.
B.
No-impact home-based businesses.
C.
Governmental uses.
D.
Forestry.
E.
Public grounds, excluding, however, sites for sewage treatment, refuse disposal and other publicly owned or operated facilities.
F.
Accessory buildings, structures, and uses on the same lot and customarily incidental to the permitted uses.
§ 455-44 Uses permitted by conditional use.
The following uses and their accessory uses may be permitted by conditional use following review and recommendation by the Borough Planning Commission, in accordance with the applicable provisions of this chapter, and upon approval by Borough Council:
§ 455-45 Uses permitted by special exception.
§ 455-46 Lot, yard, and building requirements for all uses.
§ 455-47 Supplemental regulations.
§ 455-48 Purpose.
It is the purpose of this district to provide areas for medium-density single-family and lower-density multifamily residential uses.
§ 455-49 Uses permitted by right.
The following uses and their accessory uses are permitted by right, provided that all applicable requirements of this chapter are satisfied:
A.
Single-family detached dwellings.
B.
Single-family semidetached dwellings.
C.
Single-family attached dwellings.
D.
Mixed-use developments incorporating only residential uses permitted in this district.
E.
No-impact home-based businesses.
F.
Governmental uses.
G.
Forestry.
H.
Public grounds, excluding, however, sites for sewage treatment, refuse disposal and other publicly owned or operated facilities.
I.
Accessory buildings, structures, and uses on the same lot and customarily incidental to the permitted uses.
§ 455-50 Uses permitted by conditional use.
The following uses and their accessory uses may be permitted by conditional use following review and recommendation by the Borough Planning Commission, in accordance with the applicable provisions of this chapter, and upon approval by Borough Council:
§ 455-51 Uses permitted by special exception.
The following uses are permitted when special exceptions are granted by the Zoning Hearing Board in accordance with the applicable provisions of this chapter:
§ 455-52 Lot, yard, and building requirements for uses permitted by right and by conditional use.
A.
B.
C.
D.
§ 455-53 Supplemental regulations.
§ 455-54 Purpose.
It is the purpose of this district to provide for higher-density residential areas and to permit certain land uses which can be compatible with residential neighborhoods.
§ 455-55 Uses permitted by right.
The following uses and their accessory uses are permitted by right, provided that all applicable requirements of this chapter are satisfied:
A.
Single-family semidetached dwellings.
B.
Single-family attached dwellings.
C.
Mixed-use developments incorporating only residential uses permitted in this district.
D.
Public grounds, excluding, however, sites for sewage treatment, refuse disposal and other publicly owned or operated facilities.
E.
Governmental uses.
F.
Low-rise apartments.
G.
No-impact home-based businesses.
H.
Forestry.
I.
Accessory buildings, structures, and uses on the same lot and customarily incidental to the permitted uses.
§ 455-56 Uses permitted by conditional use.
The following uses and their accessory uses may be permitted by conditional use following review and recommendation by the Borough Planning Commission, in accordance with the applicable provisions of this chapter, and upon approval by Borough Council:
§ 455-57 Uses permitted by special exception.
The following uses are permitted when special exceptions are granted by the Zoning Hearing Board in accordance with the applicable provisions of this chapter:
A.
Bed-and-breakfast inns.
B.
Offices.
C.
Cemeteries.
D.
Funeral homes.
E.
Membership clubs.
F.
Clinics.
G.
Planned neighborhood convenience center.
H.
Noncommercial parking lots.
I.
Day-care homes.
J.
Places of worship and related residential uses.
K.
Group care facility.
L.
Residential conversions.
M.
Family care facilities.
§ 455-58 Lot, yard, and building requirements for uses permitted by right.
A.
B.
§ 455-59 Lot, yard, and building requirements for other uses permitted by right and uses permitted by conditional use.
§ 455-60 Lot, yard, and building requirements for other uses permitted by special exception.
§ 455-61 Supplemental regulations.
§ 455-62 Purpose.
It is the purpose of this district to provide for medium-density predominantly single-family and higher density multifamily residential areas and for professional uses.
§ 455-63 Uses permitted by right.
§ 455-64 Uses permitted by conditional use.
§ 455-65 Uses permitted by special exception.
§ 455-69 Purpose.
It is the purpose of this district to provide for schools, churches, hospitals and related institutional uses which can be compatible with both residential and nonresidential neighborhoods.
§ 455-70 Uses permitted by right.
The following uses and their accessory uses are permitted by right, provided that all applicable requirements of this chapter are satisfied:
§ 455-71 Uses permitted by conditional use.
The following uses and their accessory uses may be permitted by conditional use following review and recommendation by the Borough Planning Commission, in accordance with the applicable provisions of this chapter, and upon approval by Borough Council:
A.
Commercial and noncommercial parking lots as accessory uses.
B.
Places of worship and related residential uses.
C.
Hospitals.
D.
Extended care facilities.
E.
Intermediate care facilities.
F.
Long-term care facilities.
G.
Public utility installations except garages, warehouses and storage yards.
H.
Offices.
K.
Mixed-use development.
L.
Apartment(s) on the upper levels of buildings, provided that the parking requirements of § 455-140, Off-street parking schedule, can be met for the apartment(s). Conversion of existing commercial space on the upper floors shall be permitted as long as a commercial use is maintained on the first floor.
§ 455-72 Uses permitted by special exception.
§ 455-73 Lot, yard, and building requirements for uses permitted by right, by conditional use, and by special exception.
§ 455-74 Supplemental regulations.
§ 455-75 Purpose.
It is the purpose of this district to provide for a range of central core shopping, business, and related activities and to promote a greater concentration and continuity of retail uses and eating and drinking places along this section of Penn Avenue, which are intended to accommodate a high degree of business resulting from pedestrian traffic.
§ 455-76 Uses permitted by right.
§ 455-77 Uses permitted by conditional use.
§ 455-78 Uses permitted by special exception.
§ 455-83 Specific intent.
The intent of the Gateway District is to promote new development and redevelopment, including infill and adaptive reuse of aging industrial buildings for commercial, small-scale artisan production or residential uses and to diversify the community' housing choices. The Borough encourages the connection of sidewalks, bike and walking trails to the Schuylkill River.
§ 455-84 Uses permitted by right.
§ 455-85 Uses permitted by conditional use.
§ 455-86 Uses permitted by special exception.
§ 455-86.1 Supplemental regulations.
§ 455-87 Purpose.
It is the purpose of this district to provide for general business uses, which are intended to accommodate a high degree of business resulting from vehicular traffic.
§ 455-88 Uses permitted by right.
§ 455-89 Uses permitted by conditional use.
§ 455-90 Uses permitted by special exception.
§ 455-95 Purpose.
The purpose of this zoning district is to provide for and encourage modern, light industrial development, which will not adversely affect public health, safety and general welfare of the residents and inhabitants of the Borough.
§ 455-96 Uses permitted by right.
§ 455-97 Uses permitted by conditional use.
§ 455-98 Uses permitted by special exception.
§ 455-101 Purpose & applicability.
A.
Purposes. The purpose of the Downtown Overlay District is to:
(1)
Encourage traditional mixed-use downtown development and redevelopment to occur within the Downtown Overlay District that is consistent with historic development pattern of the Borough and provides a scale and mix of uses appropriate for the walkable center of the Borough of West Reading;
(2)
Promote the expansion of the tax base, especially commercial development, to strengthen the economic base of the Borough and its Downtown Overlay District;
(3)
Encourage mixed-use real estate development that results in active sidewalks and civic spaces and economically sustainable development;
(4)
Promote well-integrated residential, commercial, office and civic development in close proximity to the primary retail district that have a downtown scale development pattern;
(5)
Support new development that includes diverse pedestrian-compatible, higher density designs and expands economic development opportunities and minimizes distances between destinations by requiring sidewalks and pedestrian-oriented access;
(6)
Provide incentives for the creation of mixed uses in keeping with the character, scale and architecture of the downtown and surrounding neighborhoods to promote compatibility of uses and stimulate pedestrian activity;
(7)
Promote the livability and identity of the district and neighborhoods by providing for dwellings, shops and workplaces in close proximity to each other;
(8)
Enhance the visual character and physical comfort of the district by minimizing pedestrian and vehicular conflicts and encouraging the renovation and erection of buildings and storefronts that provide direct connections to the street and sidewalk;
(9)
Promote the creation of commercial frontages with storefronts and active ground floor uses facing primary streets while discouraging views of garages, blank walls, and parking from the street;
(10)
Promote the creation of residential frontages with semi-private places such as porches and stoops facing primary streets while discouraging views of garages, blank walls, and parking from the street;
(11)
Discourage the dependence on automobile use, thereby reducing traffic congestion and promoting alternative modes of transportation;
(12)
Encourage the development of shared parking and attractive, convenient off-street parking facilities to reduce on-street congestion and facilitate vehicular and pedestrian circulation;
(13)
Provide for efficient pedestrian, bicycle and vehicular circulation, with an emphasis on avoiding automobile-centric sprawling commercial development; and
(14)
Encourage multi-modal transportation improvements that will make it easier to travel with different modes of transportation within the Borough and region, including via walking, bicycle, car, bus, and other forms of public transportation.
B.
Location and applicability. As prescribed in Attachment 1: Zoning Map, the Downtown Overlay District shall be designated as a mandatory Overlay District that applies to all properties located within the following underlying zoning districts: Central Business District (C), Gateway District (G), General Business District (GB), Residential/Professional District (RP), and Light Industrial District (LI). All standards and provisions of Article XVIII Downtown Overlay District shall apply to sites located within the Downtown Overlay District.
C.
Overlay District. The Downtown Overlay District shall not be an independent zoning district, but shall be a set of special zoning regulations to be applied over and above the zoning regulations otherwise controlling upon a tract of land, as enabled by and described in Section 605 of the Pennsylvania Municipalities Planning Code.[1] The district upon which the overlay district is superimposed is referred to herein as the "underlying district."
[1]
Editor's Note: See 53 P.S. § 10605.
§ 455-102 General provisions.
 Regulating Plan |
 Illustrative Diagram of a Street Frontage |
A.
Purpose of the regulating plan. As prescribed in § 455-104, Regulating Plan, the Regulating Plan defines the location of all Street Frontages that define the building forms permitted on a site.
B.
Purpose of Street Frontages. As prescribed in:
§ 455-105, Main Street Frontage
§ 455-106, Main Street Transition Frontage
§ 455-107, Commercial Frontage
§ 455-108, Neighborhood/Professional Frontage
§ 455-109, Eastern Redevelopment Frontage
§ 455-110, Service Frontage
these Street Frontages define the Lot Size, Building Form, Building Placement, and Parking Placement permitted on a site. Street Frontages set design standards for the form and character of buildings and landscapes that define the public realm framing streets and civic spaces.
 | |
Lot Size Standards | Building Form Standards |
 Building Placement | |
 Parking Placement | |
C.
Purpose of lot size standards. As prescribed in Subsection C of each Street Frontage Type, the minimum or maximum lot size dimensions are prescribed here.
D.
Purpose of building form standards. As prescribed in Subsection D of each Street Frontage Type, the minimum or maximum Building Form standards such as height, first floor elevation, ceiling height and other similar standards are defined here.
E.
Purpose of building placement standards. As prescribed in Subsection E of each Street Frontage Type, building placement standards define the required maximum or minimum setbacks, building facade placement within a Facade Zone, and the relationship of buildings to the street and certain Civic Spaces.
F.
Purpose of parking placement standard. As prescribed in Subsection F of each Street Frontage type, parking placement standards define the required maximum or minimum setbacks, off-street parking placement, and parking along an alley or parking on a street.
G.
Relationship between zoning districts, uses, regulating plan, and frontages. The zoning districts and permitted uses define the location and types of uses permitted within land located within these zoning districts. Within the Downtown Overlay District, a Regulating Plan, Street Frontages and their associated standards define the design standards for the public realm, especially those portions of sites facing Streets and Civic Spaces known as Street Frontages.
H.
Order of precedence. Where a site is bounded by more than one Street Frontage type, the built form of each Private Frontage shall be defined by the Street Frontage established in the Regulating Plan. Within each site, the bulk and area standards for each Street Frontage shall extend for a distance of 50 feet within the site parallel to Build To Line. Where a site is deeper than 50 feet, a building shall be permitted at a height for the tallest of those standards allowed by the Street Frontages designated for the site on the Regulating Plan for those areas more than 50 feet from the Build To Line and within the parcel. The front yard standard for a given Street Frontage shall take precedence over any side yard or rear yard standard. Where there are multiple side yard and rear yard setbacks that apply to a site, the most restrictive standard shall apply. For those items not addressed in this subsection, in the event of a conflict between the terms, conditions, and/or criteria of the West Reading Downtown Overlay District, the most restrictive shall apply.
§ 455-103 Street frontages.
A.
The following Street Frontage Types have been established to guide the form, scale and placement of buildings within the Downtown Overlay District. The graphics and images are primarily from West Reading as well as similar places.
1. Main Street Frontage | 2. Main Street Transition Frontage | 3. Commercial Frontage |
|---|---|---|
 |  |  |
 |  |  |
 |  |  |
 |  |  |
Note: The drawings and photos are intended to provide a brief overview of the frontage types and are illustrative only. |
4. Neighborhood/Professional Frontage | 5. Eastern Redevelopment Frontage | 6. Service Frontage |
|---|---|---|
 |  |  |
 |  |  |
 |  |  |
 |  |  |
Note: The drawings and photos are intended to provide a brief overview of the frontage types and are illustrative only. |
B.
The desired building forms for the Street Frontage Types have been highlighted in the images and standards shown below:
 | ||
|---|---|---|
1. Main Street Frontage | 2. Main Street Transition Frontage | 3. Commercial Frontage |
 |  |  |
 |  |  |
Note: The drawings and photos are intended to provide a brief overview of the frontage types and are illustrative only. |
1. Desired Form | 2. Desired Form | 3. Desired Form |
|---|---|---|
1. Attached | 1. Attached or Detached | 1. Attached or Detached |
2. Medium to Large Footprint | 2. Small to Medium Footprint | 2. Medium to Large Footprint |
3. Simple Wall Plane along Street | 3. First Floor at Street, Upper Floor Setback | 3. Simple Wall Plane setback from the Street |
4. Building at the ROW | 4. Building at or Close to ROW | 4. Medium to Large Front Setback |
5. Small to No Side Setbacks | 5. Small to No Side Setbacks | 5. Small to Medium Side Setbacks |
6. Up to 6 Stories | 6. Up to 5 Stories | 6. Up to 5 Stories |
7. Commercial Storefronts | 7. Commercial Storefronts and Porches | 7. Commercial Storefronts and Porches |
| ||
|---|---|---|
4. Neighborhood/Professional Frontage | 5. Eastern Redevelopment Frontage | 6. Service Frontage |
 |  |  |
 |  |  |
Note: The drawings and photos are intended to provide a brief overview of the frontage types and are illustrative only. |
4. Desired Form | 5. Desired Form | 6. Desired Form |
|---|---|---|
1. Attached or Detached | 1. Detached | 1. Attached or Detached |
2. Narrow to Medium Lot Width | 2. Medium to Large Footprint | 2. Small to Medium Footprint |
3. Small to Medium Footprint | 3. Simple Wall Plane setback from the Street | 3. Up to 3 Stories |
4. Building at or Close to ROW | 4. Medium to Large Front Setback | 4. Primarily Garage Doors and Stoops |
5. Small to Medium Side Setbacks | 5. Small to Medium Side Setbacks | |
6. Up to 3 Stories | 6. Up to 5 Stories | |
7. Primarily Stoops and Porches | 7. Commercial Storefronts, Stoops, and Porches |
§ 455-104 Regulating Plan location map with tiles.
A.
Regulating plan. The building form, building height, setbacks and architectural forms for all sites located with the Downtown Overlay District shall be defined by one or more Frontage Types as designated on the Regulating Plan and the standards prescribed by the standards provided in Article XVIII, Downtown Overlay District.
B.
Location Map. The location map provided below indicates the tiles available for a more detailed map of the Regulating Plan as provided in § 455-104.
 |
C.
Regulating plan area tile 1 (T1).
 |
D.
Regulating plan area tile 2 (T2).
 |
§ 455-105 Main Street Frontage.
 |
Note: The drawing above is intended to provide a brief overview of this transect zone and is illustrative only. |
A.
Intent. The purpose of the Main Street Frontage is to encourage expansion and enhancement of mixed-use buildings within the district; to preserve unique architectural features of existing structures and encourage new structures to be consistent with the design standards; to accommodate the shopping and dining needs of local residents, employees and visitors; and to define the public frontages appropriate for retail and entertainment uses on the ground floor and less active uses such as office and residential on upper floors and at the rear of buildings. Off-street parking shall generally be located to the rear or side of lots. Garage doors shall be prohibited when facing and visible from a primary street.
C.
Lot.
 |
Width Ⓐ | Depth Ⓑ |
20' min. | 80' min. |
Coverage | |
Lot Coverage | 75% max. |
D.
Building form.
 |
Height | ||
Main Building | 2 stories min. | Ⓒ |
Overall | 65' max. | |
Building Stepback | 10' Stepback above 45' | |
Ground Floor Finish Level Above or Below the Sidewalk | 6" max. | Ⓓ |
Ground Floor Ceiling | 14' min. | Ⓔ |
Upper Floor(s) Ceiling | 8' min. | Ⓕ |
Footprint | ||
Depth, Ground-floor space | 20' min. | Ⓖ |
Max. Building footprints | 20,000 SF for all Uses except Lodging Use or Parking Facility shall have a max. of 30,000 SF | |
Glazing | ||
All buildings facing the Public Frontage shall provide storefronts with at least 60% clear glazing between 2' and 10' above the sidewalk. | ||
Where windows or doors abut common areas or retail uses, the glazing shall be clear. | ||
Entrances | ||
Distance Between Entries at the Ground Floor | At least 1 entry per Street Frontage with a min. 50' average separation | |
All buildings shall provide doorways along a sidewalk facing a Street or Public Way, including at least 1 facing the Primary Frontage | ||
Miscellaneous | ||
Any building face wider than 120' and facing a Street or Civic Space must be designed to read as a series of buildings no wider than 50' each. | ||
Loading docks, overhead doors, and other service entries shall be screened and not be located on primary street facades. However, all glass overhead doors may be permitted when provided as an alternate to a storefront and allowing for display areas, dining areas or similar retail/entertainment uses adjacent to a sidewalk or patio area. | ||
E.
Building placement.
 |
Build-to-Line (BTL) (Distance from ROW/Lot Line) | ||
Front | 0' min. to 5' max. | Ⓗ |
Side Street1 | 8' max. | Ⓘ |
Facade within Facade Zone1 | ||
Front | 80% min. | |
Side Street | 40% min. | |
Setback (Distance from ROW/Lot Lines) | ||
Side1 | 0' min. | Ⓙ |
Rear1 | 10' min. 5' min. at access lane | Ⓚ |
Miscellaneous | ||
BTL must be defined by a building within 30' of corner along the front. | Ⓛ | |
A building form with a chamfered corner is allowed only on corner lots and only if a corner entry is provided. | ||
Entire BTL/ROW must be defined by a building or a 2' to 3' high fence or landscape wall. Fence materials shall be ornamental and not include chain link, barbed or razor wire. | ||
Where existing adjacent buildings are in front of the regulated minimum front setback, the building may be set to align with the front building facade of the most immediately adjacent property. | ||
Where the lot line extends to the centerline of the street, the setback is measured from the closest edge of the curb, or presumable curb, except where a public sidewalk exists, then the setback is measured from the closest edge of the public sidewalk. | ||
1Where multiple standards for adjoining Street Frontages apply to a site, see § 455-102H. Order of Precedence to determine which standard shall take precedence. | ||
F.
Parking.
 |
See Article XXIII, Off-Street Parking and Loading, for parking requirements. |
Location (Distance from ROW/Lot Line) | ||
Front Setback | 5' min. | Ⓜ |
Side Street Setback1 | 5' min. | Ⓝ |
Side Setback1 | 3' min. | Ⓞ |
Rear Setback1 | 3' min. | Ⓟ |
Miscellaneous | ||
All parking must be screened from the front street by either a civic space or liner building at least 30' deep from street. | ||
§ 455-106 Main Street Transition Frontage.
 |
Note: The drawing above is intended to provide a brief overview of this transect zone and is illustrative only. |
A.
Intent. The purpose of the Main Street Transition Frontage is to encourage new development; and protect, maintain and preserve the architectural character of medium-high density residential development and commercial buildings in the district; to provide open spaces to assure that proposed development will produce a desirable living environment; and to provide for continued development with a variety of housing types above and behind active retail and restaurants uses face the sidewalk.
This frontage type shall provide sidewalks, street trees and on-street parking along street frontages. This frontage type may be served by access lanes or rear parking. Off-street parking shall generally be located to the rear or side of lots. Garage doors shall be prohibited when facing and visible from a primary street.
C.
Lot.
 |
Width Ⓐ | Depth Ⓑ |
20' min. | 60' min. |
Coverage | |
Lot Coverage | 75% max. |
D.
Building form.
 |
Height | ||
Main Building | ||
Stories | 2 stories min. | |
To Soffit/Parapet | 55' max. | Ⓒ |
Overall | 65' max. | Ⓓ |
Building Stepback | 10' Stepback above 45' | |
Ground Floor Finish Level Above Street Centerline | None required | Ⓔ |
Ground Floor Ceiling Service or Retail | 12' min. | Ⓕ |
Upper Floor(s) Ceiling | 8' min. | Ⓖ |
Ground floor lobbies and common areas in multi-unit buildings may have a 0" to 6" ground floor finish level. | ||
Glazing | ||
All buildings facing the Public Frontage shall provide storefronts with at least 45% clear glazing between 2' and 10' above the first floor. | ||
Where windows or doors abut common areas or retail uses, the glazing shall be clear. | ||
Entrances | ||
Distance Between Entries at the Ground Floor | At least 1 entry per Street Frontage with a min. 60' average separation | |
All buildings shall provide doorways along a sidewalk facing a Street or Public Way, including at least 1 facing the Primary Frontage | ||
Miscellaneous | ||
Any building face wider than 80' and facing a Street or Civic Space must be designed to read as a series of buildings no wider than 40' each. The facade shall have a change of material and/or building offsets of at least 2 feet. | ||
Loading docks, overhead doors, and other service entries shall be screened and not be located on primary street facades. | ||
E.
Building placement.
 |
Build-to-Line (BTL) (Distance from ROW/Lot Line parallel to and no closer to the street than the lot line) | ||
Front | Ⓘ | |
Interior Lot | 0' min. to 10' max. | |
Corner Lot | 0' min. to 10' max. | |
Side Street1 | 10' max. | Ⓙ |
Side1 | 0' min. to 5' max. | Ⓚ |
Rear1 | Ⓛ | |
Main Building, Lot Depth < 100' | 10' min. 5' min. at access lane | |
Main Building, Lot Depth > 100' | Lot Depth minus 80' min. | |
Facade within Facade Zone1 | ||
Front | 70% min. | |
Side Street | 40% min. | |
Miscellaneous | ||
Where located adjacent to an existing street, BTL shall be parallel to the Lot Line, within the lot and no closer than 8' to the curb line. Setbacks adjacent to these streets shall be measured from this new BTL instead of the ROW/Lot Line. | ||
Where existing adjacent buildings are in front of the regulated minimum front setback, the building may be set to align with the front building facade of the most immediately adjacent property. | ||
Where the lot line extends to the centerline of the street, the setback is measured from the closest edge of the curb, or presumable curb, except where a public sidewalk exists, then the setback is measured from the closest edge of the public sidewalk. | ||
1Where multiple standards for adjoining Street Frontages apply to a site, see § 455-102H. Order of Precedence to determine which standard shall take precedence. | ||
F.
Parking.
 |
See Article XXIII, Off-Street Parking and Loading, for parking requirements. |
Location (Distance from ROW/Lot Line) | ||
Front Setback | 5' min. | Ⓜ |
Side Street Setback | 5' min. | Ⓝ |
Side Setback | 3' min. | Ⓞ |
Rear Setback | 3' min. | Ⓟ |
Miscellaneous | ||
Garage doors shall be prohibited facing the street unless the door is located at least 20 feet behind the front wall of the building. No garage door shall exceed 22 feet in width. | ||
No garage door shall be located between 5 feet and 18 feet from an access lane to avoid parked cars that may block safe access for vehicle circulation. | ||
§ 455-107 Commercial Frontage.
 |
Note: The drawing above is intended to provide a brief overview of this transect zone and is illustrative only. |
A.
Intent. The purpose of the Commercial Frontage is to encourage new development and redevelopment of larger parcels, which may have significant site constraints, and may be dependent on the automobile, by providing a diverse mix of uses and frontages on medium to large footprints consistent with the building forms of office, institutional and multifamily residences. Off-street parking shall generally be located to the rear or side of lots.
C.
Lot.
 |
Width Ⓐ | Depth Ⓑ |
20' min. | 60' min. |
Coverage | |
Lot Coverage | 70% max. |
D.
Building form.
 |
Height | ||
Main Building | 2 stories min. | Ⓒ |
Overall | 65' max | |
Building Stepback | 10' Stepback above 45' | |
Ground Floor Finish Level Above or Below the Sidewalk | None required | Ⓓ |
Ground Floor Ceiling | 12' min. | Ⓔ |
Upper Floor(s) Ceiling | 8' min. | Ⓕ |
Glazing | ||
All buildings facing the Public Frontage shall provide windows with at least 50% glazing between 2' and 10' above the first floor. | ||
Where windows or doors abut common areas or retail uses, the glazing shall be clear. | ||
Entrances | ||
Distance Between Entries at the Ground Floor | At least 1 entry per Street Frontage with a min. 75' average separation | |
All buildings shall provide doorways along a sidewalk facing a Street or Public Way, including at least 1 facing the Primary Frontage | ||
Miscellaneous | ||
Any building face wider than 80' and facing a Street or Civic Space must be designed to read as a series of buildings no wider than 50' each. The facade shall have a change of material and/or building offsets of at least 1 foot. | ||
All buildings facing Streets and Civic Spaces shall provide frequent windows and doors along sidewalks to encourage pedestrian activity and visual connections between pedestrians on the adjoining sidewalks and motorists along the adjoining streets and the ground floor businesses, civic uses and residential uses. | ||
E.
Building placement.
 |
Build-to-Line (BTL) (Distance from ROW/Lot Line) | ||
Front | 5' min. to 20' max. | Ⓖ |
Side Street1 | 10' max. | Ⓗ |
Side1 | 10' max. | Ⓘ |
Rear1 | Ⓙ | |
Main Building, Lot Depth < 100' | 20' min. 5' min. at access lane | |
Main Building, Lot Depth > 100' | Lot Depth minus 80' min. | |
Facade within Facade Zone1 | ||
Front | 50% min. | |
Side Street | 30% min. | |
Miscellaneous | ||
Where located adjacent to an existing street, BTL shall be parallel to the Lot Line, within the lot and no closer than 6' to the curb line. Setbacks adjacent to these streets shall be measured from this new BTL instead of the ROW/Lot Line. | ||
Garage doors shall be prohibited with the required minimum Facade within the Facade Zone. | ||
Where existing adjacent buildings are in front of the regulated minimum front setback, the building may be set to align with the front building facade of the most immediately adjacent property. | ||
Where the lot line extends to the centerline of the street, the setback is measured from the closest edge of the curb, or presumable curb, except where a public sidewalk exists, then the setback is measured from the closest edge of the public sidewalk. | ||
1Where multiple standards for adjoining Street Frontages apply to a site, see § 455-102H. Order of Precedence to determine which standard shall take precedence. | ||
F.
Parking.
 |
See Article XXIII, Off-Street Parking and Loading, for parking requirements. |
Location (Distance from ROW/Lot Line) | ||
Front Setback | 5' min. | Ⓚ |
Side Street Setback | 5' min. | Ⓛ |
Side Setback | 3' min. | Ⓜ |
Rear Setback | 5' min. | Ⓝ |
Miscellaneous | ||
Driveway width along an access lane may be greater than 10'. | ||
Driveways may be shared between adjacent parcels. | ||
Garage doors shall be prohibited facing the street unless the door is located at least 20 feet behind the front wall of the building. No garage door shall exceed 22 feet in width. | ||
No garage door shall be located between 5 feet and 18 feet from an access lane to avoid parked cars that may block safe access for vehicle circulation. | ||
§ 455-108 Neighborhood/Professional Frontage.
 |
Note: The drawing above is intended to provide a brief overview of this transect zone and is illustrative only. |
A.
Intent. The purpose of the Neighborhood/Professional Frontage is to support the Borough's desire to maintain the quality and character of the neighborhood and provide a transition from the commercial character of Penn Avenue and Cherry Streets and the institutional character of portions of Sixth Avenue and Tulpehocken Avenue to the adjoining residentially zoned districts. The Borough encourages continued investment in this district while protecting the existing character of the neighborhoods. Off-street parking shall generally be located to the rear or side of lots.
C.
Lot.
 |
Width Ⓐ | Depth Ⓑ |
20' min. | 60' min. |
Coverage | |
Lot Coverage | 70% max. |
D.
Building form.
 |
Height | ||
Main Building | ||
Stories | 1 story min. | |
To Soffit/Parapet | 26' max. | Ⓒ |
Overall | 35' max. | Ⓓ |
Ground Floor Finish Level Above Sidewalk | None required | Ⓔ |
Ground Floor Ceiling | 10' min. | Ⓕ |
Upper Floor(s) Ceiling | 8' min. | Ⓖ |
Glazing | ||
All buildings facing the Public Frontage shall provide windows with at least 40% glazing between 2' and 10' above the first floor. | ||
Where windows or doors abut common areas or retail uses, the glazing shall be clear. | ||
Entrances | ||
Distance Between Entries at the Ground Floor | At least 1 entry per Street Frontage with a min. 50' average separation | |
All buildings shall provide doorways along a sidewalk facing a Street or Public Way, including at least 1 facing the Primary Frontage. | ||
Miscellaneous | ||
Any building face wider than 80' and facing a Street or Civic Space must be designed to read as a series of buildings no wider than 50' each. The facade shall have a change of material and/or building offsets of at least 2 feet. | ||
1Applicant shall provide an accessible route to the building as required by the Americans with Disabilities Act. | ||
E.
Building placement.
 |
Build-to-Line (BTL) (Distance from ROW/Lot Line) | ||
Front | 0' min. to 10' max. | Ⓖ |
Side Street1 | 3' min. to 8' max. | Ⓗ |
Side1 | 3' min. to 8' max. | Ⓘ |
Rear | Ⓙ | |
Main Building, Lot Depth < 100' | 20' min. 5' min. at access lane | |
Main Building, Lot Depth > 100' | Lot Depth minus 80' min. | |
Facade within Facade Zone1 | ||
Front | 60% min. | |
Side Street | 30% min. | |
Miscellaneous | ||
Where located adjacent to an existing street, BTL shall be parallel to the Lot Line, within the lot and no closer than 6' to the curb line. Setbacks adjacent to these streets shall be measured from this new BTL instead of the ROW/Lot Line. | ||
Garage doors shall be prohibited with the required minimum Facade within the Facade Zone. | ||
Where existing adjacent buildings are in front of the regulated minimum front setback, the building may be set to align with the front building facade of the most immediately adjacent property. | ||
Where the lot line extends to the centerline of the street, the setback is measured from the closest edge of the curb, or presumable curb, except where a public sidewalk exists, then the setback is measured from the closest edge of the public sidewalk. | ||
1Where multiple standards for adjoining Street Frontages apply to a site, see § 455-102H. Order of Precedence to determine which standard shall take precedence. | ||
F.
Parking.
 |
See Article XXIII, Off-Street Parking and Loading, for parking requirements. |
Location (Distance from ROW/Lot Line) | ||
Front Setback | 5' min. | Ⓚ |
Side Street Setback | 5' min. | Ⓛ |
Side Setback | 3' min. | Ⓜ |
Rear Setback | 5' min. | Ⓝ |
Miscellaneous | ||
Garage doors shall be prohibited facing the street unless the door is located at least 20 feet behind the front wall of the building. No garage door shall exceed 22 feet in width. | ||
No garage door shall be located between 5 feet and 18 feet from an access lane to avoid parked cars that may block safe access for vehicle circulation. | ||
§ 455-109 Eastern Redevelopment Frontage.
 |
Note: The drawing above is intended to provide a brief overview of this transect zone and is illustrative only. |
A.
Intent. The purpose of the Eastern Redevelopment Frontage is to promote a sense of arrival to the Borough through new development and redevelopment, including infill and adaptive reuse of aging industrial buildings for commercial, small-scale artisan production or residential uses and to diversify the communities housing choices. The Borough encourages the connection of sidewalks, bike and walking trails to the Schuylkill River. Off-street parking shall generally be located to the rear or side of lots.
C.
Lot.
 |
Width Ⓐ | Depth Ⓑ |
20' min. | 80' min. |
Coverage | |
Lot Coverage | 80% max. |
D.
Building form.
 |
Height | ||
Main Building | 1 story min. | Ⓒ |
Overall | 65' max | |
Building Stepback | 10' Stepback above 45' | |
Ground Floor Finish Level Above or Below the Sidewalk | None required | Ⓓ |
Ground Floor Ceiling | 14' min. | Ⓔ |
Upper Floor(s) Ceiling | 8' min. | Ⓕ |
Glazing | ||
All buildings facing the Public Frontage shall provide windows with at least 40% glazing between 2' and 10' above the first floor. | ||
Where windows or doors abut common areas or retail uses, the glazing shall be clear. | ||
Entrances | ||
Distance Between Entries at the Ground Floor | At least 1 entry per Street Frontage with a min. 75' average separation | |
All buildings shall provide doorways along a sidewalk facing a Street or Public Way, including at least 1 facing the Primary Frontage. | ||
Miscellaneous | ||
Any building face wider than 100' and facing a Street or Civic Space must be designed to read as a series of buildings no wider than 50' each. The facade shall have a change of material and/or building offsets of at least 2 feet. | ||
All buildings facing Streets and Civic Spaces shall provide frequent windows and doors along sidewalks to encourage pedestrian activity and visual connections between pedestrians on the adjoining sidewalks and motorists along the adjoining streets and the ground floor businesses, civic uses and residential uses. | ||
E.
Building placement.
 |
Build-to-Line (BTL) (Distance from ROW/Lot Line) | ||
Front | 5' min. to 20' max. | Ⓖ |
Side Street1 | 3' min. to 8' max. | Ⓗ |
Side1 | 3' min. to 8' max. | Ⓘ |
Rear1 | Ⓙ | |
Main Building, Lot Depth < 100' | 20' min. 5' min. at access lane | |
Main Building, Lot Depth > 100' | Lot Depth minus 80' min. | |
Facade within Facade Zone1 | ||
Front | 40% | |
Side Street | 20% | |
Miscellaneous | ||
Where located adjacent to an existing street, BTL shall be parallel to the Lot Line, within the lot and no closer than 6' to the curb line. Setbacks adjacent to these streets shall be measured from this new BTL instead of the ROW/Lot Line. | ||
Garage doors shall be prohibited with the required minimum Facade within the Facade Zone. | ||
Where existing adjacent buildings are in front of the regulated minimum front setback, the building may be set to align with the front building facade of the most immediately adjacent property. | ||
Where the lot line extends to the centerline of the street, the setback is measured from the closest edge of the curb, or presumable curb, except where a public sidewalk exists, then the setback is measured from the closest edge of the public sidewalk. | ||
1Where multiple standards for adjoining Street Frontages apply to a site, see § 455-102H. Order of Precedence to determine which standard shall take precedence. | ||
F.
Parking.
 |
See Article XXIII, Off-Street Parking and Loading, for parking requirements. |
Location (Distance from ROW/Lot Line) | ||
Front Setback | 5' min. | Ⓚ |
Side Street Setback | 5' min. | Ⓛ |
Side Setback | 3' min. | Ⓜ |
Rear Setback | 5' min. | Ⓝ |
Miscellaneous | ||
Driveway width along an access lane may be greater than 10'. | ||
Driveways may be shared between adjacent parcels. | ||
Garage doors shall be prohibited facing the street unless the door is located at least 20 feet behind the front wall of the building. No garage door shall exceed 22 feet in width. | ||
No garage door shall be located between 5 feet and 18 feet from an access lane to avoid parked cars that may block safe access for vehicle circulation. | ||
§ 455-110 Service Frontage.
 |
Note: The drawing above is intended to provide a brief overview of this transect zone and is illustrative only. |
A.
Intent. The purpose of the Service Frontage is to provide access, parking and service areas at the rear of the mixed-use buildings to avoid automobile and pedestrian access conflicts on primary streets. Landscaping, walls, fences and other amenities shall be encouraged to screen undesirable views and enhance the visual environment.
C.
Lot.
 |
Width Ⓐ | Depth Ⓑ |
20' min. | 60' min. |
Coverage | |
Lot Coverage | Max. allowed at the Primary Frontage |
D.
Building form.
 |
Height | ||
Main Building | ||
Stories | 1 story min. Max. Height allowed at Primary Frontage | Ⓓ |
Ground Floor Finish Level Above Sidewalk | None required | Ⓔ |
Ground Floor Ceiling | 10' min. | Ⓕ |
Upper Floor(s) Ceiling | 8' min. | Ⓖ |
Entrances | ||
Distance Between Entries at the Ground Floor | None required | |
Miscellaneous | ||
Any building face wider than 80' and facing a Street or Civic Space must be designed to read as a series of buildings no wider than 50' each. The facade shall have a change of material and/or building offsets of at least 2 feet. | ||
E.
Building placement.
 |
Miscellaneous |
Where located adjacent to an existing street, BTL shall be parallel to the Lot Line, within the lot and no closer than 6' to the curb line. Setbacks adjacent to these streets shall be measured from this new BTL instead of the ROW/Lot Line. |
Where existing adjacent buildings are in front of the regulated minimum front setback, the building may be set to align with the front building facade of the most immediately adjacent property. |
Where the lot line extends to the centerline of the street, the setback is measured from the closest edge of the curb, or presumable curb, except where a public sidewalk exists, then the setback is measured from the closest edge of the public sidewalk. |
1 Where multiple standards for adjoining Street Frontages apply to a site, see § 455-102H. Order of Precedence to determine which standard shall take precedence. |
F.
Parking.
 |
See Article XXIII, Off-Street Parking and Loading, for parking requirements. |
Location (Distance from ROW/Lot Line) | ||
Front Setback | 5' min. | Ⓚ |
Side Street Setback | 5' min. | Ⓛ |
Side Setback | 3' min. | Ⓜ |
Rear Setback | 5' min. | Ⓝ |
Miscellaneous | ||
Driveway width along an access lane may be greater than 10'. | ||
Driveways may be shared between adjacent parcels. | ||
No garage door shall be located between 5 feet and 18 feet from an access lane to avoid parked cars that may block safe access for vehicle circulation. | ||
§ 455-112 Civic spaces design standards.
A.
Civic space design. New development on sites within the Central Business District and the Commercial & Industrial Redevelopment Overlay District of greater than 10,000 SF shall provide a Civic Space or shall contribute to a Civic Space Fund dedicated to building new and maintaining Civic Spaces that comply with design standards set forth in § 400-38 of Chapter 400, Subdivision and Land Development, as well as meet the following criteria:
B.
Required civic spaces area.
(1)
For sites greater than 10,000 SF within the Central Business District and the Commercial & Industrial Redevelopment Overlay District, a minimum of 7.5% of the total lot area of the development tract shall be permanently preserved as Civic Space that conforms to the standards of this section or the developer shall contribute to a Civic Space Fund.
(2)
Civic space fee in lieu. The Borough Council shall set a Fee in Lieu of Civic Space for each 1,000 SF, or portion thereof, of a required Civic Space and may amend this amount as it deems appropriate. An applicant for Land Development within the Central Business District and the Commercial & Industrial Redevelopment Overlay District may choose to either construct the Civic Space as required or pay the Fee in Lieu of Civic Space.
(3)
The ongoing maintenance and operation of Civic Spaces shall be the responsibility of the applicant unless the Borough or another entity agrees to assume these responsibilities according to terms that are acceptable to the Borough.
C.
Civic space form and access.
(1)
The required civic space(s) shall be provided in the form of Courtyards, Greens, or Squares and these spaces shall be placed along and connect to one or more public frontages on Pedestrian Ways.
(2)
The required Civic Space shall be no less than a ratio of 1 to 6 in its width to depth ratio.
(3)
The Civic Space and the Pedestrian Way or private walkway leading to it shall be available for use by the public from 7:00 a.m. to 10:00 p.m., without fee or a requirement to patronize a business.
(4)
A Civic Space must provide active or passive uses designed to bring regular pedestrian, civic activity to the space.
(5)
Civic Spaces shall provide at least 35% of the perimeter of the Civic Space in the form of a building with storefront windows complying with minimum glazing requirements for the district. That building shall provide a permitted use on the ground floor facing the Civic Space and at least one active door entrance providing access to the ground floor use.
Civic Spaces: Shown below are examples of compliant Civic Spaces. |
 |
Courtyard: A civic space with an Active Frontage on at least three sides. |
 |
Green: A civic space with an Active Frontage on at least two sides. |
 |
Square: A civic space with an Active Frontages on at least one side. |
§ 455-113 Permitted uses in Downtown Overlay District.
A.
The following uses shall be permitted as defined in Table 455-113A below, provided they meet all of the following criteria: (a) the use is located within in the Downtown Overlay District; (b) the use is located on one or more of the zoning districts as designated on the Zoning Map; and (c) the applicant complies with and receives a Certificate of Use and Occupancy as defined in § 455-28. All other uses are not permitted.
C.
Conditional uses. A use listed in § 455-113A is permitted as a conditional use in the Zoning District under which it is denoted by the letter "C," provided Borough Council, subsequent to recommendations by the Planning Commission, and pursuant to express standards and criteria set forth in § 455-19 and other applicable sections of this chapter, authorizes the issuance of a zoning permit in accordance with § 455-24.
D.
Special exception uses. A use listed in § 455-113A is permitted as a Special Exception use in the Zoning District under which it is denoted by the letter "SE," and will be subject to review by the Zoning Hearing Board, and pursuant to express standards and criteria set forth in § 455-18 and other applicable sections of this chapter, authorizes the issuance of a zoning permit in accordance with § 455-24.
E.
Not permitted. A use listed in § 455-113A is not permitted in any Street Frontage Type under which it is denoted by the letter "X."
Table 455-113A Overlay District Permitted Uses | |||||||||
|---|---|---|---|---|---|---|---|---|---|
Legend | Retail Frontage Overlay | Commercial Frontage Overlay | Central Business | General Business | Commercial Light Industrial Redevelopment Overlay | Light Industrial | Gateway | Residential/Professional | |
P | Permitted | ||||||||
C | Conditional Use | ||||||||
SE | Special Exception | ||||||||
X | Not Permitted | ||||||||
Uses/Zoning District | |||||||||
Accessory Uses | |||||||||
Academic clinical research centers subject to the condition of § 455-174C | X | X | X | X | X | X | C | X | |
Accessory buildings, structures, and uses on the same lot and customarily incidental to the permitted uses | X | X | P | P | X | X | P | P | |
Accessory buildings, structures, and uses on the same lot and customarily incidental to the permitted uses, including dwellings used as a residence for caretakers, watchmen, or custodians and their immediate families, and retail sales of products manufactured on the premises or at other locations by the owner of the premises or the owner's tenants of the premises or portion(s) thereof | X | X | X | X | X | P | X | X | |
Accessory Dwelling Units | X | X | P | P | X | X | X | P | |
Bus Shelters | P | P | P | P | X | P | P | X | |
Certain wireless communications facilities (WCFs) subject to § 455-148B | X | X | P | P | X | P | P | P | |
Certain wireless communications facilities (WCFs) subject to § 455-148C | X | X | C | C | X | C | C | X | |
Industrial operations involving the production, packaging, fabrication, processing, assembly, manufacture, compounding and bottling of foods, goods and materials, provided that all such activities shall be carried on within a building, shall be permitted in the Light Industrial District portion of any redevelopment site, but not within any portion of the redevelopment site located in any other underlying district | X | X | X | X | X | P | X | X | |
Light metal processing such as metal machining, finishing, grinding, and polishing; metal stamping and extrusion of small products (such as costume jewelry and kitchen utensils); and the manufacture of light metal products, tools, and hardware (such as hand tools, bolts, and nuts) | X | X | X | X | X | P | X | X | |
Manufacturing or assembling from prepared materials of the following: musical instruments, clocks or watches, toys or novelties, electrical appliances, electronic devices, light sheet-metal products, machine tools and machinery not requiring the use of a punch press over 100 tons rated capacity or drop hammer, or office equipment | X | X | X | X | X | P | X | X | |
Manufacturing, compounding, processing, or packaging of food and food products and cosmetics, toiletries, and pharmaceuticals, not including fish and meat products, vinegar, yeast, and rendering or refining of fats and oil | X | X | X | X | X | P | X | X | |
Manufacturing, compounding, or assembling of articles using the following prepared materials: bone or shell, cellophane, fur, glass, leather, plastics, precious or semiprecious metals or stones, rubber, textiles, or cloth products; tobacco, and wood or wood products | X | X | X | X | X | P | X | X | |
No-impact home-based businesses | X | X | P | P | X | X | P | P | |
Passenger terminals, including taxi stands, rail passenger stations and shelters | X | X | X | P | X | P | P | X | |
Public utility installations except garages, warehouses and storage yards | X | X | C | C | X | X | C | X | |
Research, experimental, or testing laboratories | X | X | X | X | X | P | C | X | |
Shop of a carpenter, electrician, metal worker, cabinet maker, upholsterer, plumber, mason, painter, home builder, heating contractor or similar skilled tradesman | X | X | X | X | X | P | X | X | |
Wholesale businesses, trucking terminals, warehousing and distributing of manufactured foods, goods and materials, except bulk storage of chemicals, petroleum products and other flammable, explosive, or noxious materials not to exceed 25,000 square feet of warehouse space, excluding any bathroom facilities | X | X | X | X | X | P | X | X | |
Commercial Uses | |||||||||
Adult Oriented Businesses | X | X | X | X | X | SE | X | X | |
Amusement Rooms for the use of electronic and/or mechanical coin-operated devices, including but not be limited to pinball machines, electronically operated shuffle boards, bowling, video games, electronically operated tennis, billiards, and other games of amusement | X | X | SE | SE | X | X | X | X | |
Artisan Production: The production of small-scale art, craft, baked goods, prepared and packaged foods for consumption off-site and similar products produced and/or sold on the premises, including but not limited to arts and crafts, micro-breweries, musical instrument makers, toy makers, and custom furniture makers. Artisan Production does not include industrial-scale mass production. | X | X | P | P | X | P | P | X | |
Artist Studios | P | X | P | P | X | P | P | P | |
Automated Teller Machine | P | P | P | P | P | P | P | X | |
Banks and other Financial Institutions | P | P | P | P | X | X | P | X | |
Body Art Establishment | P | P | P | P | X | X | X | X | |
Care Facilities | |||||||||
Adult Day Care Facility | X | X | X | C | X | X | C | SE | |
Day-care Facility | X | X | X | C | X | X | C | SE | |
Extended Care Facility | X | X | X | X | X | X | C | X | |
Family Care Facility | X | X | X | X | X | X | C | SE | |
Group Care Facility | X | X | X | X | X | X | C | SE | |
Intermediate Care Facility | X | X | X | X | X | X | C | X | |
Long-term Care Facility | X | X | X | X | X | X | C | X | |
Catering Establishments | X | X | C | P | X | P | P | X | |
Commercial and Noncommercial Parking Lots | X | X | SE | SE | X | C | SE | SE | |
Commercial Laundries, Neighborhood | X | X | P | P | X | P | X | X | |
Commercial Laundries | X | X | X | X | X | C | X | X | |
Community Centers | X | X | X | SE | X | X | C | X | |
Dispensaries for medical marijuana subject to the provisions of § 455-174B | X | X | X | C | X | X | X | X | |
Drive Thru Facility | X | X | X | X | X | SE | X | X | |
Eating and Drinking Places | P | P | P | P | X | C | P | X | |
Funeral Homes | X | X | X | P | X | X | X | X | |
Gasoline Service Station | X | X | X | X | X | SE | X | X | |
Ghost Kitchen | X | X | X | P | X | P | P | X | |
Laundromats | X | X | P | P | X | P | X | X | |
Massage Establishments | X | X | X | X | X | P | X | X | |
Membership Clubs | X | X | P | P | X | X | P | X | |
Motor Vehicle Repair Facility | X | X | X | SE | X | C | X | X | |
Motor Vehicle Sales Establishment | X | X | X | SE | X | SE | X | X | |
Motor Vehicle Washing Facility | X | X | X | X | X | SE | X | X | |
Newsstands | P | P | P | X | X | X | X | X | |
Nightclubs | X | X | X | SE | X | X | X | X | |
Offices | X | P | P | P | X | P | C | P | |
Pawn Shops | X | X | X | X | X | P | X | X | |
Personal Services | P | P | P | P | X | X | X | P | |
Pet Day Care or Pet Play-care Establishments | X | X | X | X | X | C | X | X | |
Planned Neighborhood Convenience Center | SE | SE | SE | SE | X | X | SE | SE | |
Private commercial educational facilities, including schools or special vocational training and other similar activities | X | C | C | C | X | X | P | X | |
Retail outlet sales conducted in enclosed buildings which have an internal sales area of at least 20,000 square feet | X | X | X | X | X | C | C | X | |
Retail Sales: stores for baked goods, including those with on-site baking facilities | P | P | P | P | X | P | P | X | |
Retail Stores | P | P | P | P | X | P | X | X | |
Shopping Centers | C | X | P | X | X | X | X | X | |
Theater | P | P | P | P | P | X | X | X | |
Veterinary Office | X | X | X | SE | X | X | C | X | |
Industrial Uses | |||||||||
All uses permitted in this district where outdoor storage of materials and/or outdoor commercial motor vehicle parking are provided | X | X | X | X | X | C | X | X | |
Building material sales yards, including the sales of rock, sand, and gravel as an incidental part of the main business, and contractor's equipment storage yards and plants | X | X | X | X | X | C | X | X | |
Communication Towers and Antennas | X | X | X | X | X | SE | X | X | |
Forestry | X | X | X | X | X | P | X | X | |
Growers/processors for medical marijuana subject to the provisions of § 455-174A | X | X | X | X | X | C | X | X | |
Junkyards | X | X | X | X | X | SE | X | X | |
Kennels | X | X | X | X | X | C | X | X | |
Manufacturing and sales of precast concrete products, stone cutting, and monument manufacturing and sales and the manufacturing and sales of soap and sodium compounds | X | X | X | X | X | C | X | X | |
Manufacturing of ceramic products and building materials using only previously pulverized clay and kilns fired by electricity or gas | X | X | X | X | X | C | X | X | |
Mining or Mineral Extraction | X | X | X | X | X | SE | X | X | |
Motor vehicle, trailer, or mobile home, farm equipment, and marine sales and service; motor vehicle manufacturing or assembling, including farm equipment, but not including salvage | X | X | X | X | X | C | X | X | |
Public Utility Installations | X | X | X | X | X | C | X | C | |
Railroad rights-of-way terminals, repair yards, and related facilities | X | X | X | X | X | C | X | X | |
Self-storage facilities | X | X | X | X | X | C | X | X | |
Wholesale businesses, warehouses, trucking terminals, and similar non-processing storage and distribution uses, except bulk storage of chemicals, petroleum products and other flammable, explosive, or noxious materials | X | X | X | X | X | C | X | X | |
Institutional Uses | |||||||||
Cultural Centers & Museums | X | P | P | P | X | X | P | X | |
Fire Stations | X | X | X | C | X | X | C | X | |
Governmental Uses | X | X | X | P | X | P | P | X | |
Hospitals, care facilities, clinics and related residential uses | X | X | X | X | X | SE | C | X | |
Places of worship, quasi-public or semipublic use and related residential uses | X | X | X | X | X | SE | C | SE | |
Public parks and playgrounds | P | P | P | P | X | X | X | P | |
Schools | X | X | X | X | X | SE | X | C | |
Vocational and trade schools involving operations of a light industrial nature | X | X | X | X | X | C | X | X | |
Mixed Uses | |||||||||
Mixed-Use Developments | X | X | P | P | C | P | C | SE | |
Residential Uses | |||||||||
All uses and accessory uses permitted by special exception in the underlying General Business or Light Industrial District which comprise the site | X | X | X | X | SE | X | X | X | |
Bed-and-Breakfast Inns | X | X | X | C | X | X | X | P | |
Halfway House | X | X | X | X | X | SE | X | X | |
Hotel and Motels | X | X | X | P | C | X | P | X | |
Low-Rise Apartments | X | X | X | X | C | X | P | SE | |
Mid-Rise Apartments | X | X | X | X | C | X | P | SE | |
Multi-Family Residential Dwellings | X | X | P | P | C | X | C | SE | |
Public Parks and Playgrounds | P | P | P | P | X | X | X | P | |
Single-family Attached Dwellings | X | X | X | X | X | X | X | P | |
Single-family Detached Dwellings | X | X | X | X | X | X | X | P | |
Single-family Semidetached Dwellings | X | X | X | X | X | X | X | P | |
§ 455-114 Edging elements.
Key | ||
|---|---|---|
 Allowed |  Allowed *(Additional standards may apply) |  Not Allowed |
Street Frontage Types | ||
Low Wall |  |  |
Masonry wall, maximum 36" in height (brick, concrete, stone). | ||
Raised Edge |  | |
The intent is to separate areas with different intensity of use with up to 36" of difference in floor planes. | ||
Stairs |  | |
The intent is to separate areas with different intensity of use with up to 48" of difference in floor planes. | ||
Ornamental Fence |  |  |
A transparent ornamental fence, not chain link, with a maximum height of 42". | ||
Privacy Fence |  |  |
Privacy fences are not permitted within the front yard along any frontage type, except the Service Frontage or Eastern Redevelopment Frontage. A privacy fence with a maximum height of six feet is permitted within the rear yard or side yard facing away from the street. A privacy fence with a maximum height of 4 feet is permitted within the side yard facing a Secondary Street Frontage, provided the fence is no closer than 2 feet behind the front wall of the building. Fences facing public frontages shall not be constructed of chain link, barbed wire or similar materials. | ||
Planters |  | |
Planters no higher than 42" in height. | ||
Landscaped Edge |  | |
A landscaped edge of flowers, plants or a hedge. | ||
§ 455-115 Encroachments.
A.
Encroachments.
 |
Encroachment Type | Ⓐ | Ⓑ |
Front | Side St. | |
Frontage | ||
Storefront: Awning1 | 10' max. | 10' max. |
Other | - | - |
Architectural Features | 3' max. | 3' max. |
Signage1 | A | A |
Encroachments are not allowed across a side or rear lot line, within an access lane ROW or across a curb. | ||
1May encroach into the street ROW to within 4' of the face of curb, however the awning shall be no lower than 10 feet above the sidewalk. | ||
Key | - = Not Allowed | A = Allowed |
B.
Encroachments.
 |
Encroachment Type | Ⓒ | Ⓓ | Ⓔ | Ⓕ |
Front | Side St. | Side | Rear | |
Frontage | 5' max. | 5' max. | - | - |
Steps to Building Entrance | 5' max. | 5' max. | - | - |
Architectural Features | 3' max. | 3' max. | - | - |
Signage | A | A | - | A |
Landscaping | A | A | A | A |
Fences or Freestanding Wall | A1 | A1 | A2 | A2 |
Driveways, Walkways | A | A | A | A3 |
Utility Lines, Wires and Related Structures | A | A | A | A |
Satellite Dish Antennas | - | - | A | A |
Encroachments are not allowed within a street ROW, access lane ROW or across a lot line. | ||||
1 4' max. height | ||||
2 6' max. height | ||||
3 Driveway only allowed when access is from the access lane. | ||||
Key | - = Not Allowed | A = Allowed | ||
§ 455-119 Specific intent.
A.
Purpose. The purpose of the Retail Frontage Overlay District is to permit a range of commercial uses that will attract pedestrians and patrons to the primary retail and dining-oriented streets of the business district.
B.
Street frontages. This overlay district seeks to promote activity along those portions of lots that are located closest to sidewalks while promoting activity in the business district including walking, shopping, entertainment, and dining.
C.
Building forms. The Street Frontage Types and other related development standards within the underlying district shall control the built forms that are permitted within this Overlay District.
D.
Focus on uses. The Retail Frontage Overlay District shall control the uses that face the street and are allowed within the floor level of the building or site that is most closely related to the sidewalk grade along the street.
§ 455-120 Development standards.
A.
Table of Uses for Downtown Districts. This overlay district permits those uses designated in § 455-113, Table of Uses, for the Retail Frontage Overlay District.
B.
Required lot depth. One or more of the uses permitted in § 455-120A shall occupy the floor level of the building or site most closely related the sidewalk for a depth of at least 20 feet.
C.
Location of required uses. The uses shall apply to the floor level of the building or site that is most closely related to the sidewalk.
§ 455-121 Specific intent.
A.
Purpose. The purpose of the Commercial Frontage Overlay District is to permit a range of commercial uses that will attract pedestrians, employees, and patrons to the primary office, institutional, and secondary retail streets of the business district.
B.
Street frontages. This overlay district seeks to promote activity along those portions of lots that are located closest to sidewalks while promoting activity in the business district including walking, employment, professional services, retail, and dining.
C.
Building forms. The Street Frontage Types and other related development standards within the underlying district shall control the built forms that are permitted within this Overlay District.
D.
Focus on uses. The Commercial Frontage Overlay District shall control the uses that face the street are allowed within the floor level of the building or site that is most closely related to the sidewalk grade along the street.
§ 455-122 Development standards.
A.
Table of Uses for Downtown Districts. This overlay district permits those uses designated in § 455-113, Table of Uses, for the Commercial Frontage Overlay District.
B.
Required lot depth. One or more of the uses permitted in § 455-122A shall occupy the floor level of the building or site most closely related the sidewalk for a depth of at least 20 feet.
C.
Location of required uses. The uses shall apply to the floor level of the building or site that is most closely related to the sidewalk.
§ 455-127 Specific intent.
A.
In addition to the General Business and Light Industrial zoning districts established by this chapter, there shall be established a Commercial and Light Industrial Redevelopment Overlay District.
B.
The Commercial and Light Industrial Redevelopment Overlay District shall not be an independent zoning district, but shall be a set of special zoning regulations to be applied over and above the zoning regulations otherwise controlling upon a tract of land, as enabled by and described in Section 605 of the Pennsylvania Municipalities Planning Code.[1] The district upon which the overlay district is superimposed is referred to herein as the "underlying district."
[1]
Editor's Note: See 53 P.S. § 10605.
C.
The purpose of this overlay district is to provide an incentive for the redevelopment of commercial and light industrial sites within the Borough of West Reading by permitting certain uses or combinations of uses not otherwise permitted in the underlying district and by permitting a greater density of development than that which would be otherwise permitted in the underlying district, so as to promote the public health, safety and general welfare of the residents and inhabitants of the Borough.
D.
A secondary and subordinate purpose of this overlay district is to encourage respect for the historic and architectural identity of the structures and neighborhoods in which redevelopment may occur under the terms of this chapter.
E.
The Commercial and Light Industrial Redevelopment Overlay District shall be available throughout the Light Industrial District, and more specifically identified on the Borough's Zoning Map, provided the following requirements are met:
(1)
A site proposed for redevelopment shall be under single and separate ownership, or in the case of multiple ownership, the lot or lots shall be redeveloped according to a single overall plan.
(2)
The site proposed for redevelopment shall be a minimum of 0.5 acre in area. If the site is not a single, contiguous parcel, no part of the site shall be separated by more than 100 feet from another part of the site. If a site containing a minimum of 0.5 acre is approved under this section, smaller adjacent properties may qualify under this section at a later date as long as the smaller adjacent properties are within the boundaries of this district and the other requirements of this section (other than minimum site acreage) are met.
(3)
The site proposed for redevelopment shall be occupied by existing commercial or industrial development, and the following shall apply:
(4)
The site is not required to be located within a single underlying zoning district, but all portions of the site which are planned to be redeveloped in accordance with this chapter shall be located within a commercial or industrial zoning district or within 50 feet of such a district.
(5)
Land may be added to an established redevelopment site, provided the revised redevelopment site, as modified by the addition of land, continues to meet the requirements of this chapter.
(6)
Plans for redevelopment shall demonstrate, to the extent practically achievable, respect for the historic and architectural identity of the structures and neighborhoods in which redevelopment may occur under the terms of this chapter.
(7)
Plans for redevelopment shall include a schedule for completion of the development, which schedule shall be subject to the approval of the Borough Council.
F.
To the extent any regulation in this chapter conflicts with any regulation in any other chapter, this chapter shall be controlling.
§ 455-128 Uses permitted by right, condition use and special exception.
C.
Minimum requirements.
(1)
Lot size: 15,000 square feet.
(2)
Building setback: 20 feet where the building setback line is along the perimeter of the redevelopment site or along the right-of-way of a public roadway which passes through the redevelopment site; nine feet where the building setback line is along the boundary of another lot within the redevelopment site.
(3)
Side yard: 20 feet as to each side yard which is along the perimeter of the redevelopment site or along the right-of-way of a public roadway which passes through the redevelopment site; zero feet where the side yard is along the boundary of another lot within the redevelopment site.
(4)
Rear yard: 20 feet where the rear yard is along the perimeter of the redevelopment site or along the right-of-way of a public roadway which passes through the redevelopment site; zero feet where the rear yard is along the boundary of another lot within the redevelopment site.
E.
Open area: 10% within the overall redevelopment site.
§ 455-131 Additional performance standards.
A.
The horizontal distance in feet at the closest place between any primary buildings on the same lot shall not be less than 25 feet.
B.
A landscaping plan for the site prepared by a registered architect or registered landscape architect shall be submitted to the Borough and is subject to approval by the Borough Planning Commission.
C.
Within the overall redevelopment site, the regulations under Part 5, Signs, of this chapter shall permit wall-attached signs for uses located within the redevelopment site to be placed on any building face, regardless of whether the sign faces a street and regardless of where the advertised use is located within the redevelopment site.
D.
Within the overall redevelopment site, in addition to all of the other signs permitted under this chapter, one sign facing each direction of travel and not exceeding six square feet in area shall be permitted at each street intersection and at each driveway intersection, outside of the legal right-of-way, to identify the overall redevelopment site and to provide directional information to visitors and residents of the overall redevelopment site.
E.
When a part of the overall redevelopment site is separated from another by no more than 100 feet in accordance with § 455-127E(2) above:
(1)
Within the overall redevelopment site, the minimum distance between the center line of a driveway where it intersects a street and the center line of another driveway on the same lot or another lot (including another lot which is outside of the overall development site) where that other driveway intersects the same street shall be 100 feet.
(2)
The center line of a driveway where it intersects a street shall be a minimum of 75 feet from a lot line, provided that it may be less than 75 feet from a lot line if it will be at least 100 feet from the nearest driveway on the adjoining lot (including an adjoining lot which is outside of the overall redevelopment site).
(3)
The minimum distance between the center line of a driveway where it intersects a street and the intersection of street cartway lines (except in the case of a street intersecting the street the driveway intersects directly opposite from the driveway) shall be 100 feet.
F.
The following off-street parking requirements shall apply to the listed uses:
(1)
Townhouses: two spaces for each unit.
(2)
Apartments: 1.5 spaces for each unit.
(3)
Office: one space for each 250 square feet of gross floor area.
(4)
Hotel: one space per unit.
(5)
Restaurant: one space per three seats, plus one space for each employee on the shift of greatest employment.
(6)
Retail/service: one space per each 300 square feet of gross floor area.
(7)
Uses within the overall redevelopment site may share off-street parking spaces where the combination of uses are compatible in terms of days and hours of usage for purposes of sharing parking spaces in accordance with the following table. The following table shall be applied by determining the number of spaces needed for each land use listed in the table on a individual basis, then multiplying such number of spaces by the percentage listed for such use under each time period column, then totaling each time period column. The greatest total number for any of the time period columns shall be the minimum number of off-street parking spaces which shall be provided within the overall redevelopment site for the combination of uses listed in the table.
Land Use | Weekdays | Weekends | ||||
|---|---|---|---|---|---|---|
1:00 a.m. to 7:00 a.m. | 7:00 a.m. to 6:00 p.m. | 6:00 p.m. to 1:00 a.m. | 1:00 a.m. to 7:00 a.m. | 7:00 a.m. to 6:00 p.m. | 6:00 p.m. to 1:00 a.m. | |
Office | 5% | 100% | 5% | 0% | 15% | 0% |
Retail sales and service | 0% | 100% | 80% | 0% | 100% | 60% |
Restaurant (not 24 hours) | 20% | 70% | 100% | 30% | 75% | 100% |
Residential | 100% | 60% | 100% | 100% | 75% | 95% |
Hotel-guest rooms, with or without restaurant and/or lounge (in hotel) | 100% | 55% | 100% | 100% | 55% | 100% |
(8)
Off-street parking spaces serving a principal use are not required to be located on the same lot as the principal use, provided the lot on which the off-street parking spaces are located is within the redevelopment site, and provided the use of the parking spaces is dedicated to the lot on which the principal use is located by deed restriction, easement, or other recorded instrument.
(9)
Off-street parking shall be located to the rear of the property to be redeveloped whenever possible so that the business uses provide the facade visible to the public street.