Source: https://www.ecode360.com/14225355
Timestamp: 2017-11-22 01:55:59
Document Index: 168205807

Matched Legal Cases: ['§ 27', '§ 27', '§ 27', '§ 27', '§ 27', '§ 27', '§ 27', '§ 27', '§ 27', '§ 27', '§ 27', '§ 27', '§ 27', '§ 27', '§ 27', '§ 27', '§ 27', '§ 27', '§ 27', '§ 27', '§ 27', '§ 27', '§ 27', '§ 27', '§ 27', '§ 27', '§ 27', '§ 27', '§ 27', '§ 27', '§ 27', '§ 27', '§ 27', '§ 27', '§ 27', '§ 27', '§ 27', '§ 27', '§ 27', '§ 27', '§ 27', '§ 27', '§ 27', '§ 27', '§ 27', 'ART 3', 'ART 3', '§ 300', '§ 301', '§ 302', '§ 303', '§ 304', '§ 305', '§ 306', '§ 307', '§ 308', '§ 309', '§ 310', '§ 311', '§ 312', '§ 313', '§ 314', '§ 315', '§ 316', '§ 317', '§ 318', '§ 319', '§ 320', '§ 321', '§ 322', '§ 323', '§ 324', '§ 325', '§ 326', '§ 327', '§ 328', '§ 329', '§ 330', '§ 331', '§ 332', '§ 333', '§ 334', '§ 335', '§ 336', '§ 337', '§ 338', '§ 339', '§ 340', '§ 341', '§ 342', '§ 343', '§ 344', '§ 300', '§ 301', '§ 302', '§ 303', '§ 304', '§ 305', '§ 306', '§ 307', '§ 308', '§ 309', '§ 310', '§ 311', '§ 312', '§ 313', '§ 314', '§ 315', '§ 316', '§ 317', '§ 318', '§ 4', '§ 3', '§ 319', '§ 320', '§ 321', '§ 322', '§ 323', '§ 324', '§ 325', '§ 326', '§ 327', '§ 328', '§ 329', '§ 330', '§ 331', '§ 332', '§ 333', '§ 334', '§ 3', '§ 335', '§ 336', '§ 3', '§ 337', '§ 338', '§ 339', '§ 340', '§ 341', '§ 342', '§ 343', '§ 344']

Borough of Pottstown, PA DISTRICTS
Ch 27 Pt 3 DISTRICTS
§ 27-300 Establishment of Districts.
§ 27-301 Zoning Map.
§ 27-302 Conservation District — Intent.
§ 27-303 Conservation District – Effect.
§ 27-304 Conservation District – Review Procedure.
§ 27-305 Conservation District — Design Guidelines.
§ 27-306 Demolition.
§ 27-307 Style of Architecture.
§ 27-308 Placement of Buildings.
§ 27-309 Building Size.
§ 27-310 Building Height.
§ 27-311 Base, Body and Cap.
§ 27-312 Proportion of Building Walls to Openings.
§ 27-313 Building Form. (Photos on file at Borough Office).
§ 27-314 Texture and Pattern of Materials.
§ 27-315 Additions.
§ 27-316 Porches.
§ 27-317 Fences and Walls.
§ 27-318 Neighborhood Residential (Conservation).
§ 27-319 Traditional Town Neighborhood (Conservation).
§ 27-320 Downtown (Conservation).
§ 27-321 Gateway District — Intent.
§ 27-322 Gateway District — Effect.
§ 27-323 Gateway District – Design Review Procedure for Existing Buildings.
§ 27-324 Gateway District – Design Review Procedure for New Buildings.
§ 27-325 Gateway District – Design Guidelines.
§ 27-326 Demolition.
§ 27-327 Architectural Style and Additions.
§ 27-328 Placement.
§ 27-329 Proportion of Building Walls to Openings.
§ 27-330 Texture and Pattern of Materials.
§ 27-331 Fences and Walls.
§ 27-332 Neighborhood Business (Gateway).
§ 27-333 Downtown Gateway (Gateway).
§ 27-334 Gateway East and Gateway West (Gateway).
§ 27-335 Park (Gateway).
§ 27-336 Flex Office (Contemporary).
§ 27-337 Highway Business (Contemporary).
§ 27-338 Heavy Manufacturing (Contemporary).
§ 27-339 Floodplain Overlay District.
§ 27-340 Floodplain Boundaries.
§ 27-341 Floodplain Regulations.
§ 27-342 Airport Overlay District.
§ 27-343 District Boundaries.
§ 27-344 Effect.
PART 3: DISTRICTS
Chapter 27: Zoning PART 3 DISTRICTS
§ 300 Establishment of Districts.
§ 301 Zoning Map.
§ 302 Conservation District — Intent.
§ 303 Conservation District – Effect.
§ 304 Conservation District – Review Procedure.
§ 305 Conservation District — Design Guidelines.
§ 306 Demolition.
§ 307 Style of Architecture.
§ 308 Placement of Buildings.
§ 309 Building Size.
§ 310 Building Height.
§ 311 Base, Body and Cap.
§ 312 Proportion of Building Walls to Openings.
§ 313 Building Form. (Photos on file at Borough Office).
§ 314 Texture and Pattern of Materials.
§ 315 Additions.
§ 316 Porches.
§ 317 Fences and Walls.
§ 318 Neighborhood Residential (Conservation).
§ 319 Traditional Town Neighborhood (Conservation).
§ 320 Downtown (Conservation).
§ 321 Gateway District — Intent.
§ 322 Gateway District — Effect.
§ 323 Gateway District – Design Review Procedure for Existing Buildings.
§ 324 Gateway District – Design Review Procedure for New Buildings.
§ 325 Gateway District – Design Guidelines.
§ 326 Demolition.
§ 327 Architectural Style and Additions.
§ 328 Placement.
§ 329 Proportion of Building Walls to Openings.
§ 330 Texture and Pattern of Materials.
§ 331 Fences and Walls.
§ 332 Neighborhood Business (Gateway).
§ 333 Downtown Gateway (Gateway).
§ 334 Gateway East and Gateway West (Gateway).
§ 335 Park (Gateway).
§ 336 Flex Office (Contemporary).
§ 337 Highway Business (Contemporary).
§ 338 Heavy Manufacturing (Contemporary).
§ 339 Floodplain Overlay District.
§ 340 Floodplain Boundaries.
§ 341 Floodplain Regulations.
§ 342 Airport Overlay District.
§ 343 District Boundaries.
§ 344 Effect.
[Ord. 1968, 9/8/2003, § 300]
Pottstown is divided into zoning districts listed in the chart below. Zoning districts of Pottstown neighborhoods that were mostly built more than 50 years ago are grouped together in a Conservation District overlay. Commercial areas adjacent to historic neighborhoods, and entryways to Pottstown's historic areas, are grouped together in a Gateway District overlay. Special rules also apply to areas in a floodplain and for Pottstown's Airport District.
Traditional Town Neighborhood
Downtown Gateway
Special Overlay
[Ord. 1968, 9/8/2003, § 301]
An official map is on file in the office of Pottstown's Zoning Officer in Borough Hall. This map is a part of this Chapter and shall be known as the Pottstown Borough Zoning Map. Where there is any uncertainty, contradiction, or conflict as to the location of any zoning district boundary, the Zoning Officer shall make an interpretation.
Details. For details about the Pottstown Borough Zoning Map, see Zoning Appendix A3, Section A300 through A301.1, located at the end of this Chapter.
[Ord. 1968, 9/8/2003, § 302]
Pottstown is nearly fully built out. Less than 5% of Pottstown's land area is vacant and suitable for building. Therefore, most future development in Pottstown will involve the renovation and alteration of existing buildings and the construction of new buildings interspersed with existing development.
Changes in the appearance of existing buildings and new construction interspersed with existing historic buildings have a powerful impact on the established character and the social and economic well-being of the residents and property owners of Pottstown.
One of Pottstown's greatest assets is its heritage. Its oldest neighborhoods were built more than 100 years ago, and its downtown took its current form in the late 19th century. Nearly all of Pottstown's residential areas are at least 50 years old.
Through participation in numerous plans and studies, the people of Pottstown have said they want to preserve and enhance the traditional character of Pottstown. They like its rich architecture and its neighborhood feel, with sidewalks, street trees, and mixture of houses, offices and stores within walking distance of each other.
Moreover, numerous studies have recommended that Pottstown's future lies in building on its heritage. For example, a study by the Urban Land Institute noted:
"For its size, Pottstown contains some of the oldest, most architecturally significant, charming housing stock in the Northeast. Some of this stock is very well maintained. Preserving it is not only vital to Pottstown's long-term future, but could very well serve as a major tool for marketing the community."
Pottstown has two Historic Districts, in the downtown area and along High Street, certified by the Pennsylvania Bureau for Historic Preservation. In 2002, after officials visited Pottstown and reviewed documentation provided by the Borough, the Bureau for Historic Preservation declared the vast majority of Pottstown's traditional neighborhoods, many of which are outside Pottstown's Historic Districts, as eligible for listing on the National Register of Historic Places.
The traditional neighborhoods outside the Historic Districts, and similar adjacent neighborhoods, are hereby incorporated into a Conservation District with the following purposes:
Preserve the architectural integrity of traditional areas
Ensure new buildings are compatible with existing traditional areas
Find viable uses for old buildings that are no longer suitable for their original use
It is the intent of the Conservation District to incorporate and utilize the requirements and provisions of Sections 603, 604, and 605 of the Pennsylvania Municipalities Planning Code to create such Zoning Ordinance provisions that will:
Promote, protect, and preserve areas of historic significance.
Promote, protect, and facilitate preservation of areas with historic values.
Regulate the uses of structures at, near, or along places having unique historical architectural interest or value as contemplated by the relevant provisions of the Pennsylvania Municipalities Planning Code.
[Ord. 1968, 9/8/2003, § 303; as amended by Ord. 2085, 9/12/2011]
Within the Conservation District, the Borough shall regulate:
The proposed demolition of any building with a footprint larger than 500 square feet;
Any proposed addition to an existing building, larger than 200 square feet;
The size, height and design of any new building; and
The location of any new building on a lot.
[Ord. 1968, 9/8/2003, § 304; as amended by Ord. 2085, 9/12/2011]
Any applicant who seeks within the Conservation District to demolish a building, construct a building or construct an addition to an existing building, as described in Section 303 above, shall submit an application provided by the Borough. The application shall include the information described in Section 202 of this Chapter.
The Zoning Officer shall review the application and determine if the proposal meets the guidelines of this Chapter, and, if so, the Zoning Officer shall approve the application. At the discretion of the Zoning Officer, the Zoning Officer may submit the application to Borough Council for its review and approval. The review and approval by the Zoning Officer and/or Borough Council shall be based upon the design guidelines in Sections 306 through 317 of this Chapter.
Any applicant that seeks to alter the facade of an existing building in the Conservation District shall submit an application provided by the Borough. The application shall include the information described in Section 202.1B of this Chapter.
If the Zoning Officer determines that the proposed change meets the guidelines of this Chapter, he shall issue a permit for the work.
CONSERVATION DISTRICT SUMMARY CHART
This chart is designed for quick reference only. Specific requirements are stated in the design guidelines, Section 306 through Section 317
Applicant must demonstrated there is no viable alternative.
Design review required for new buildings replacing demolished structures.
Retain architectural features wherever possible.
Shall be compatible with the architectural style of existing historic buildings.
Should have the average setbacks as existing buildings on the same block within a radius of 250 feet.
Building size and width
Should be the average size as existing buildings on the same block within a radius of 250 feet, or appear to be from the street.
Should be the average height of existing buildings on the same block within 250 feet.
Base, body, cap
Should have base, body, cap similar to adjoining buildings.
Proportion of building walls to openings
Window and door openings visible from the street in existing historic buildings should not be enlarged or reduced
The proportion of walls to openings on walls visible from the street should be from 2:1 to 1:1.
Buildings should match existing buildings on the same block as either vertical or horizontal form.
Texture and pattern of exterior materials
New materials, such as siding, should appear similar to original materials.
Exterior building materials should be compatible with the materials used in nearby historic buildings.
No vinyl siding over brick or stone walls
Additions should be at the rear, in a very few cases the side, but not the front. Additions should be similar in form, scale and materials to existing building.
Front porches and side porches facing a street should not be enclosed. If enclosure is absolutely necessary, the original elements, including proportion of walls to openings, must be retained.
Porches needed on new buildings if adjacent buildings on the block have porches facing the street. The new porches should be similar in form, scale, and materials to existing porches.
Garages should be same general size, height and placement as existing garages and similar accessory buildings on the same block within 250 feet radius. Storage sheds shall be no larger than 120 sq. feet.
Restrictions on materials for front and side fences facing a street.
Restrictions on materials for front and side fences facing a street
Height: Front fences: 3 feet
Height: Front fences: 3
Side fences facing street: 4 feet
Interior side and rear fences: 6 feet
Should be located to the rear of buildings whenever possible. Second choice: Side of buildings. Access should be from alley or side street whenever possible
Should be located to the rear of buildings whenever possible.
Second choice: Side of buildings.
Access should be from alley or side street whenever possible
[Ord. 1968, 9/8/2003, § 305]
When reviewing applications for permits under this Chapter, Pottstown Borough Council shall apply the design guidelines in Section 306 through Section 317.
[Ord. 1968, 9/8/2003, § 306; as amended by Ord. 2085, 9/12/2011]
The demolition of any existing building of historic value should be considered a last resort, only after the applicant can either:
Demonstrate that no other viable alternatives for reuse of the building exist. This would include:
An analysis of the building's adaptive reuse feasibility;
Evidence that no feasible reuse has been found within a twelve-month period;
Evidence that no sales or rentals have been possible during a twelve-month period of significant marketing; or
Demonstrate that demolition of a building is an unavoidable and integral part of a construction scheme affecting a larger area than the building in question, which will, in the opinion of the Borough Council, provide substantial public benefit.
No building shall be demolished until a plat and design review of any proposed new buildings has been conducted by the Planning Commission and approved by Borough Council.
[Ord. 1968, 9/8/2003, § 307]
Pottstown encourages property owners to rehabilitate existing historic buildings rather than redesign them. In the vast majority of cases, the best design is the building's original design.
Background: The following illustration (on file at the Borough office) demonstrates many of the details that define the characteristics of Pottstown buildings and give them their unique "personality". The most important part of any building is its "facade," the front of the building facing the street.
Design guideline for existing buildings:
Pottstown encourages property owners, whenever possible, to retain or repair original architectural features such as cornices, lintels, windows and doors. If these features cannot be repaired, they should be replaced with reproductions of the originals. If this is not feasible, they should be replaced with features that are similar in size and scale to the original. The facade is the most important part of the building to conserve in its original form.
Design guideline for new buildings:
New buildings in the Conservation District shall be compatible with surrounding historic homes in:
Form, either horizontal or vertical
Base, body, and cap
Proportion of walls to openings.
(Photos on file at Borough Office)
[Ord. 1968, 9/8/2003, § 308; as amended by Ord. 2037, 4/9/2007; and by Ord. 2042, 8/13/2007]
For measuring distances pursuant to this Section, unless otherwise specified, all measurements shall be made from the center point of the existing lot. In addition, the term "block" shall mean both sides of the street.
Setback from the street. The distance of a new principal building from the curb of the street shall be either:
The average distance of the existing buildings on the same block facing the same street within a radius of 250 feet.
Or the same distance as at least 30% of the buildings on same block facing the same street within a radius of 250 feet.
This distance may be adjusted by as much as 30%, unless all buildings on the same block facing the same street have the same setback. This distance also applies to additions to existing buildings.
Setback from other buildings: The minimum distance between any new principal building and existing buildings shall be:
The average distance between the existing buildings on the same block facing the same street within a distance of 250 feet from each side property line. In order to address potential concerns of health and safety, the Zoning Officer, at the Zoning Officer's sole discretion, may require a side yard setback of up to six feet.
This distance may be adjusted by as much as 30%, unless the result is less than the minimum required six-foot setback from the property line, if applicable. This distance also applies to additions to existing buildings. The 30% adjustment may be applied only during the time of initial layout of the building on the site during the plan approval process. Field adjustments for building location may require an amended plan, subject to the discretion of the Borough or its representative. If required, an amended plan shall be submitted to the Borough for the approval process as outlined in Sections 200, A200, A200.1, 201, 201, and 203 of this Chapter.
Setback from rear lot line: The minimum distance of any new principal building from the rear lot line shall be:
The average rear yard distance of the existing buildings on the same block facing the same street within a radius of 250 feet.
This distance may be adjusted by as much as 50%. This distance also applies to additions to existing buildings.
How to measure distances: Distances can either be measured in the field or by using GIS or Sanborn maps available at Pottstown Borough Hall.
Setback from curbline: A property owner wishes to subdivide the lot at 246 Chestnut Street, shown in an illustration on file at the Borough Office, and construct a new building. Using the Sanborn Map, we see there are 18 buildings facing the street on the block. At least 30% of the buildings are placed adjacent to the sidewalk (nine feet back from the curb), so the new building may be placed nine feet back from the curb (adjacent to the sidewalk). Alternately, we can add the setbacks of all 18 buildings and divide by 18 to get an average setback of 12 1/2 feet from the curb, which may be adjusted by as much as 30%, for a possible setback of nine feet to 16 feet from the curb.
Setback from other buildings: Measuring the total distance between the 18 buildings on the block and dividing by 18, we reach an average distance of 11.6 feet. This can be adjusted by as much as 30%, so a new building may be placed, as a minimum distance, eight feet from neighboring buildings or a minimum distance of six feet, if applicable, from each side property line, whichever is greatest. Twin homes or townhomes shall be counted as one building for purposes of determining these distances.
Setback from rear lot line: Measuring the total distance of the existing 18 buildings from their rear lot line and dividing by 18, we reach an average distance of 65 feet. This figure may be adjusted by 50%, so a new building may be placed, as a minimum distance, 33 feet from the rear lot line.
A 1907 Sanborn Map of Pottstown shows the footprint of every building on the 200 block of Chestnut Street. The block has remained the same for nearly 100 years. Note the buildings are generally proportionate in size, shape, setback from the street, and side yards.
Setbacks in undeveloped areas: Except for lots of one acre or more, in cases where a new principal building is being proposed on an area of the Neighborhood Residential District or the Traditional Town Neighborhood District where no block structure exists or where there are fewer than four existing principal buildings on the block facing the same street, the applicant shall use the closest block with at least four principal buildings facing the same street to determine the size, setbacks and height of new buildings. For lots of an acre or more in the Neighborhood Residential and Traditional Town Neighborhood, see Section 403, Large Lot Conditional Uses.
Setbacks for corner lots:
For buildings to be constructed at the intersection of two streets, the setback for the side of the building shall be:
The average distance of the existing buildings adjacent to the same corner.
Or the same distance as at least one of the buildings adjacent to the same corner.
Whenever possible, the entrance shall be located on the corner.
General Regulations for New Buildings.
[Added by Ord. 2085, 9/12/2011]
When determining the placement of new principal buildings, the determination of the building's location, when calculated under Subsections 1 through 5 above, shall utilize only those buildings with similar uses, comparing new residential buildings with existing residentially used buildings and new nonresidential use buildings with existing nonresidential use buildings.
In the event there are any vacant or undeveloped parcels, those parcels shall not be utilized in the calculation or averaging for the establishment of building separation, distance, or any setback calculation.
[Ord. 1968, 9/8/2003, § 309]
A new building, or an existing building with a new addition, should be either the
The average size of other buildings on the same block facing the same street within a radius of 250 feet, or
The average size of at least 30% of the buildings on the same block facing the same street within a radius of 250 feet.
The average size as determined in A. or B. above may be adjusted as much as 30%.
In Neighborhood Residential or Traditional Town Neighborhood Districts: A new building, or an existing building with a new addition, may be 30% to 100% larger than other buildings facing the same block as a conditional use if the applicant can demonstrate to the satisfaction of Borough Council that the facade of the new building will be compatible with existing buildings on the block regarding:
Form, either horizontal or vertical.
Base, body, and cap.
Texture and pattern of materials.
In all cases, the new building or existing building with a new addition must conform to the side yards and setbacks in Section 308, the height limitations in Section 310, and meet all other provisions of this Chapter.
In the Downtown District: A new building, or an existing building with a new addition, may be of any size as a conditional use if the applicant can demonstrate to the satisfaction of Borough Council that building a larger structure will be compatible with the existing buildings on the block regarding:
Texture and pattern of exterior materials.
In all cases, the building must conform to the side yards and setbacks in Section 308, the height limitations in Section 310, and meet all other provisions of this Chapter.
[Ord. 1968, 9/8/2003, § 310]
Background. Building height is the vertical distance from the grade at the front of the building to the top of the roof for buildings with flat roofs. For other buildings, the perceived height is measured as illustrated in photos on file at the Borough Office. Cupolas, towers, or turrets of less than 50 square feet are not counted when measuring height.
Design guideline: The height of new buildings shall be either:
Within 15% of the perceived height of the buildings on either side of the new building, or
Within 15% of the average perceived height of the buildings facing the same side of the block within a radius of 250 feet.
In the Downtown District: A building may be up to 60 feet high as a conditional use if the applicant can demonstrate to the satisfaction of Borough Council that building a higher structure will be compatible with existing buildings facing the same block regarding base, body and cap; form; scale; texture and pattern of exterior materials; and proportion of walls to openings.
[Ord. 1968, 9/8/2003, § 311]
Background: The front facade of most Pottstown buildings have three primary components:
Base – A portion of a building foundation, or in the case of stores, the first floor of a building, which is distinct from the upper floors
Body – One or more architecturally similar stories which are distinct from the Base
Cap – The roof of a building, including a cornice or parapet where the Body of the building ends
Design guideline. For the front facade of existing buildings: (photos on file at Borough Office).
For renovations and alterations, a distinct base, body and cap should be retained.
For the front facade of new buildings:
Each new building should have a distinct base at the street level, a body with a consistent character for the main or upper stories, and a cap.
The base, body and cap should roughly line up with the base, body, and cap of adjoining buildings.
[Ord. 1968, 9/8/2003, § 312]
Background: The number and size of windows and doors in a building strongly affect its appearance. The amount of open space in a wall can be expressed as a ratio. For example, a building with twice as much wall space as windows and doors would have a two to one ratio.
Most of Pottstown's historic buildings have a wall to openings ratio between two to one and one to one. Some new buildings have walls that are largely glass or largely wall. To be compatible with Pottstown's existing buildings, they should have wall to openings ratios between two to one and one to one.
Design guideline: (Photos on file at Borough Office).
For the front facade of existing buildings:
If windows and doors are replaced, the new ones shall use the same space as the windows and doors they are replacing. They shall not create a larger or smaller opening in the wall. If the property owner can demonstrate that the current doors and windows are not original, the facade may be restored to its original proportion of wall to opening.
For the front facade of new buildings or additions:
A new building must have a proportion of wall to opening ranging from two to one to one to one.
Dark tinted or reflective glass in windows is prohibited.
[Ord. 1968, 9/8/2003, § 313]
Background: Buildings are usually either vertical or horizontal in shape. Pottstown's Victorian era buildings are usually vertical — narrow and tall.
In the Victorian era, even very wide buildings often appear to be vertical because their windows and doors are taller than they are wide, and they are grouped together vertically.
Another method to make a wide building appear vertical is to break the facade into separate sections through the use of setbacks.
In Pottstown's North End neighborhoods, ranch-style homes constructed in immediately after World War II are horizontal — wider than they are tall.
Design guideline: New buildings shall match adjacent buildings to determine whether they will have a vertical or horizontal orientation. If a new building is considerably larger than adjoining vertical buildings, its facade shall be divided into vertical sections.
[Ord. 1968, 9/8/2003, § 314]
Background: From the colonial era to the Second World War, most buildings in Pottstown were constructed of brick. A relative few were made of stone or wood. After the war, many houses were constructed of asphalt shingles and aluminum siding. In recent years, stucco and various synthetic siding materials have been used.
For existing buildings:
Brick walls of buildings visible from any public right-of-way shall not be covered with vinyl or aluminum siding, stucco, or any other such materials.
If new materials are used to cover existing exterior walls that are constructed of materials other than brick, they should be similar in appearance to those of other buildings facing the same the block within a radius of 250 feet.
The exterior materials of new buildings should be similar in appearance to those of existing buildings facing the same block within a radius of 250 feet.
New materials not found on other buildings on the block may be judged acceptable if, in the judgment of the Borough, the new building conforms with existing buildings in other ways, such as height, form, scale, and proportion of wall to openings.
[Ord. 1968, 9/8/2003, § 315]
Because facades are so important to the appearance of a building, additions should be avoided at the front of a building. Whenever possible, additions should be constructed at the rear of a building, or the least conspicuous side. The more visible the addition from the street, the more important compatibility becomes.
Design guideline: When reviewing proposals for additions, the Borough shall judge its suitability based on: (Photos on files at Borough Office).
Proportion of wall to openings.
[Ord. 1968, 9/8/2003, § 316]
Background: Porches are a common element of traditional Pottstown homes. They are semienclosed with a roof attached to the building and supported by columns, allowing people to sit outdoors protected from the elements.
Occasionally property owners will enclose a porch to provide more living space, but it is almost always at the cost of degrading the appearance of the building.
Front porches and side porches that face a street shall not be enclosed, except by glass or screens that leave intact the original elements of the porch — the open space, the railings, columns and roof.
When columns and railings need replacement, they shall be replaced with the same materials as the original or materials that are similar in appearance to the original. Wrought iron or aluminum columns shall not replace wooden elements. Wooden railings and columns shall be painted.
[Ord. 1968, 9/8/2003, § 317]
Background: Fences and walls are another integral part of Pottstown neighborhoods. Traditionally, fences in front yards have been short enough so people could easily talk over them. They have been made of wood, wrought iron, or brick. In areas where buildings have been built up against the sidewalk, however, fences have formed part of the street edge and sometimes are as high as six feet.
Design guideline: One type of fence shall be used from the choices listed below: (Photos on file at Borough Office).
Ornamental aluminum or steel designed to look like iron
Side yard adjacent to street (alleys excluded)
Wood in the form of a picket fence
Vinyl designed to look like wood in the form of a picket fence
Rear yard adjacent to a street (alleys excluded)
Vinyl designed to look like iron
Front or side yard of a building that abuts sidewalks
Vinyl designed to look like wood or iron
Stucco over concrete block, capped with brick or stone
Interior side yard
Any common fence material
The most aesthetic side of fences shall face the exterior of properties.
[Ord. 1968, 9/8/2003, § 318; as amended by Ord. 2037, 4/9/2007; and by Ord. 2042, 8/13/2007]
Intent: To maintain and enhance historic neighborhoods consisting mostly of single-family housing with only a few nonresidential uses; to encourage infill development with similar housing types on smaller lot sizes.
Dwelling – single-family detached
Dwelling – single-family semidetached (only permitted on lots of less than one acre existing as of the effective date of this amendment
Municipal parks, playgrounds, and other such municipal buildings and uses deemed appropriate and necessary by the Borough Council.
[Added by Ord. 2110, 5/13/2013]
Conditional uses (See Conditional Uses — Sections 400-401)
Child care facility – family day care
Dwelling – single-family attached
Large lot conditional use, which shall be the only allowable use for lot sizes of one acre or larger. (See Section 403, Large Lot Conditional Uses.)
Utility company operational facility
Uses of the same general character as those listed in this chart, with the same or lesser impact on the community as determined by Borough Council
Garage – private
Municipal or civic accessory use/structure
[Added by Ord. 2067, 12/14/2009, § 4]
[Added by Ord. 2064, 7/13/2009, § 3]
Storage shed (maximum 120 square feet)
Existing Building Conditional Uses (See Section 402).
Any existing apartment building:
Dwelling – apartment/condominium
Offices (except client-based social service provider) on first floor, and dwelling – apartment/condominium on upper floors
Offices (except client-based social service provider)
Any existing nonresidential building:
[Ord. 1968, 9/8/2003, § 319; as amended by Ord. 2042, 8/13/2007]
Intent: To preserve and enhance historic neighborhoods that are predominantly residential, but also have a small number of stores and offices mixed in with the housing.
Dwelling – apartment/condominium (minimum 2,400 sf on ground floor)
Dwelling – single-family semidetached
Conditional Uses (See Conditional Uses — Sections 400-401).
Office (except client-based social service provider)
Office (except client-based social service provider) on first floor, and dwelling – apartment/condominium on upper floors
Any existing nonresidential building with a minimum of 1,500 square feet on the ground floor of the principal building:
Direct retail direct service restaurant – nonalcoholic
Any existing nonresidential building consisting of two or more stories with a minimum of 2,500 square feet (existing on the date of enactment of this amendment) on the ground floor of the principal building:
[Amended by Ord. 2085, 9/12/2011]
Any existing dwelling – apartment/condominium building:
Office (except client-based social service provider), solely, or with apartment/condominium on upper floors
Special Exceptions (see Section A319).
[Amended by Ord. 2136, 5/11/2015; and by Ord. 2138, 6/8/2015]
Bed-and-breakfast/tourist home
[Ord. 1968, 9/8/2003, § 320; as amended by Ord. 2042, 8/13/2007]
Intent: To preserve and enhance Pottstown's historic central business district with a wide range of retail, business, professional, governmental, and urban residential uses.
Direct retail store
Direct service store
Dwelling – apartment/condominium (second floor and above only)
Institutional/civic use
Offices except client-based social service provider
Open-air markets.
Trade schools, second floor and above only
Dwelling - apartment condominiums (in buildings with a minimum 2,500 square feet on the ground floor existing on the date of enactment of this amendment)
Dwelling – single-family semidetached, except on Hanover Street and High Street between York and Evans Streets
Dwelling – single-family attached, except on Hanover Street and on High Street between York and Evans Streets
Drive-through service windows as an accessory use
[Added by Ord. 2154, 9/12/2016]
The following uses are prohibited on High Street between York and Evans Street, Hanover Street between the Norfolk Southern tracks and Buttonwood Alley, Charlotte Street between the Norfolk Southern tracks and Buttonwood Alley:
General offices on the first floor
Indoor amusement places, including arcades
Fortune-telling establishments
Institutional uses, including hospitals and churches
Tattoo and body piercing establishments
Outdoor storage, including vending machines
Outdoor parking lots when not an accessory use
[Ord. 1968, 9/8/2003, § 321]
Pottstown's gateway districts form the major entryways to downtown Pottstown and its historic neighborhoods. They do much to establish the initial impression of Pottstown. Unfortunately, these areas include some of the least attractive development in the Borough.
After the Second World War, a new form of development evolved that was much different from Pottstown's downtown and traditional neighborhoods. Located on the eastern and western edges of Pottstown along its major thoroughfare, High Street, this development was geared almost entirely to automobile use. It usually consisted of modest buildings with large parking lots in front of them.
At the crossroads of other thoroughfares, such as Charlotte and Wilson Streets, and Hanover Street and Farmington Avenue, other small businesses cropped up that were designed for the automobile. Meanwhile, automobile-oriented industrial uses evolved at the southern entrance of Pottstown, Hanover Street. These uses are convenient for people in cars, but not very attractive, and certainly not compatible with adjacent historic residential neighborhoods.
Although the use of the car is essential to keep these businesses viable, it is the intent of Pottstown Borough to encourage the revitalization and redevelopment of these areas to make them more attractive and more compatible with surrounding historic neighborhoods. In the long term, Council believes, this will enhance their economic viability for the future and improve Pottstown's quality of life.
[Ord. 1968, 9/8/2003, § 322; as amended by Ord. 2085, 9/12/2011]
Within the Gateway District, the Borough shall regulate:
The proposed demolition of any building with a footprint larger than 500 square feet and located in a district declared eligible for the National Register of Historic Places by the Pennsylvania Bureau for Historic Preservation.
Any proposed addition to an existing building larger than 200 square feet.
The size and height of any new building.
[Ord. 1968, 9/8/2003, § 323; as amended by Ord. 2085, 9/12/2011]
Any applicant who seeks within the Gateway District to demolish a building or construct an addition to an existing building, as described in Section 322 above, shall submit an application provided by the Borough. The application shall include information described in Section 202 of this Chapter.
The Zoning Officer shall review the application and determine if the proposal meets the guidelines of this Chapter, and, if so, the Zoning Officer shall approve the application. At the discretion of the Zoning Officer, the Zoning Officer may submit the application to Borough Council for its review and approval. The review and approval by the Zoning Officer and/or Borough Council shall be based upon the design guidelines in Sections 326 through 331 of this Chapter.
Any applicant who seeks to alter the facade of an existing building in the Gateway District shall submit an application provided by the Borough. The application shall include the information described in Section 202.1B of this Chapter.
If the Zoning Officer determines the proposed work meets the guidelines of this Chapter, he shall issue a permit for the work.
[Ord. 1968, 9/8/2003, § 324; as amended by Ord. 2085, 9/12/2011]
Any applicant who seeks to construct a new building in the Gateway District shall submit an application provided by the Borough. The application shall include the information described in Section 202.1B of this Chapter in addition to the material required in the subdivision and land development process.
[Ord. 1968, 9/8/2003, § 325; as amended by Ord. 2085, 9/12/2011]
When reviewing applications for permits under this Chapter, the Zoning Officer and Pottstown Borough Council shall apply the design guidelines in Sections 326 through 331.
[Ord. 1968, 9/8/2003, § 326]
In any district declared eligible for listing in the National Register of Historic Places, the demolition of any existing building of historic value should be considered a last resort, only after the applicant can either:
An analysis of the building's adaptive reuse feasibility.
Evidence that no feasible reuse has been found within an eighteen-month period.
Evidence that no sales or rentals have been possible during an eighteen-month period of significant marketing, or
Demonstrate that demolition of a building is an unavoidable and integral part of a construction scheme affecting a larger area than the building in question, which will, in the opinion of Borough Council, provide substantial public benefit.
GATEWAY DISTRICT SUMMARY CHART
This chart is designed for quick reference only. Specific requirements are stated in the design guidelines, Sections 326 through Section 334.
Review required in district eligible for National Historic Register
Design review required for replacement buildings
Architectural style New Buildings Additions
When renovating, modify building when possible to reflect architectural style of adjoining historic neighborhoods
Architectural style should be compatible with adjoining historic neighborhoods
Buildings should face a principal street downtown.
Window and door openings visible from the street in existing historic buildings should not be enlarged or reduced.
Texture and pattern of materials
When renovating, modify building when possible to reflect the texture and pattern of construction materials in adjoining historic neighborhoods
Construction materials should reflect the texture and pattern of construction materials in adjoining historic neighborhoods.
Front fences: 3 feet Side fences facing street: 4 feet Interior side and rear fences: 6 feet Restrictions on materials for front and side fences.
Should be located to the side and rear of buildings when possible.
Lot size, building placement, building size and height
See charts, Sections 332 through 334.
[Ord. 1968, 9/8/2003, § 327]
Downtown Pottstown and Pottstown's traditional neighborhoods were built in a number of distinctive styles which give the Borough its pleasant character. Various examples are pictured in the Conservation District Sections 307 through 316.
Design guideline. New buildings within the Gateway Overlay District should be compatible with these styles. As existing buildings are renovated, and additions constructed, they should be designed to be compatible with the styles of existing buildings in adjacent traditional neighborhoods. (Photos on file at Borough Office).
[Ord. 1968, 9/8/2003, § 328]
In the Downtown Gateway District, buildings should face a principal street.
[Ord. 1968, 9/8/2003, § 329]
Background: The number and size of windows and doors in a building strongly affect its appearance. The amount of open space in a wall can be expressed as a ratio. For example, a building with twice as much wall space as windows and doors would have a 2:1 ratio.
Most of Pottstown's historic buildings have a wall to openings ratio between 2:1 and 1:1. To be compatible with Pottstown's existing buildings, new buildings in Pottstown's Gateway Districts should have wall to openings ratios between 2:1 and 1:1.
[Ord. 1968, 9/8/2003, § 330]
In the case of other existing walls, if new materials are used to cover them, the materials should be compatible with the materials on buildings in adjacent traditional neighborhoods, such as wood and brick.
The exterior materials of new buildings should be similar in appearance to those of existing buildings in adjacent traditional neighborhoods, such as wood and brick.
New materials not found on existing buildings in adjacent traditional neighborhoods may be judged acceptable if, in the judgment of the Borough, the new building conforms in other ways, such as height, form, and proportion of walls to openings.
[Ord. 1968, 9/8/2003, § 331]
Design Guideline: Fences and walls shall be placed according to the following chart:
Side yard adjacent to a street (alleys excluded)
Vinyl designed to look iron
Front or side yard of a building that abuts sidewalk
[Ord. 1968, 9/8/2003, § 332]
Intent: To enhance small areas for businesses that predominantly serve the surrounding neighborhood while eliminating any undesirable impacts that these businesses might cause to those neighborhoods.
Direct retail store of 3,000 square feet or less
Direct service store of 3,000 square feet or less
Dwelling – apartment/condos, if located on the upper floors of a building with a store or office
Office, except client-based social service provider
Restaurant, other than a drive-in restaurant
Convenience store with gasoline dispensing center
Drive-through window as an accessory use
Neighborhood automobile service station
Solid waste storage unit
Storage shed (Maximum 200 square feet)
Requirements for lot area, building setbacks, and building size:
Size for Auto Service Station
From 0 to 15 feet
From 0 to 20 feet
Minimum side setback
Minimum rear setback
Minimum building coverage
[Ord. 1968, 9/8/2003, § 333]
Intent: To promote the redevelopment of existing vacant industrial sites at the entryway to the downtown, creating a pleasant mixture of stores, homes, and offices that will complement the downtown to the north, the historic residential neighborhood to the east, and the Schuylkill River and Greenway to the south.
Dwelling – apartment/condominium (second floor and above)
The following light manufacturing if less than 20,000 square feet:
Manufacture and assembly of small electrical appliances and parts such as lighting fixtures, fans, electronic measuring and controlling devices, radio and television receivers, and home electronic equipment, not including electrical machinery
Manufacture of boxes, containers, bags, and other packaging products from previously prepared materials, but specifically excluding the manufacture of paper from pulp
Manufacture, assembly and packaging of jewelry, watches, clocks, optical goods and professional and scientific instruments
Manufacture, compounding, processing, packaging, or treatment of bakery goods, confections, candy and dairy products
Printing, publishing, lithographing, binding and similar processes
Scientific research laboratory or other experimental testing establishment
Restaurant (excluding drive through facilities)
Trade school (second floor and above)
Child care facility – day care center
Child care facility – family day care home
Child care facility – group day care home
Dwelling, attached single-family (no Hanover Street frontage)
Indoor entertainment (excluding adult entertainment)
Any existing building with two or more stories with a minimum of 2,500 square feet (existing on the date of enactment of this amendment) on the ground floor:
Requirements for lot area, building setbacks, and building size (except for accessory uses):
1,600 square feet for single-family attached
10 feet minimum/25 feet maximum
0 feet/10 feet for single-family attached structures
0 feet/10 feet for nonresidential uses as a conditional use where the adjacent uses are deemed similar by Borough Council
Minimum floor to area ratio
40% (area in parking garage is not included in calculating developed floor area)
[Ord. 1968, 9/8/2003, § 334; as amended by Ord. 1985, 10/12/2004; § 3; and by Ord. 2042, 8/13/2007]
Intent: To improve the aesthetics of the eastern and western commercial entryways to Pottstown, making them more attractive and compatible with the nearby historic residential areas.
Public park or nonprofit recreation use
Office, except client-based social service
Automotive repair station (Gateway West only, rear of building only)
Convenience store with gasoline
Dispensing center
Drive-through windows as an accessory use
Trade school (Gateway West only, limited to automotive and machine trading only)
Veterinary office and kennel
Storage sheds and other similar structures (maximum size 200 square feet)
Requirements for lot area, building setbacks and building size:
0 to 20 feet
Maximum lot depth
Special Exception (Gateway West only).
[Added by Ord. 2136, 5/11/2015]
[Ord. 1968, 9/8/2003, § 335]
Intent: To preserve Pottstown's last remaining natural areas, to promote active and passive recreation, and to improve access to the Schuylkill River and the Manatawny Creek.
Restaurants (no drive-through facilities)
Recreational rental facilities
Uses of the same general character as those listed in this chart, with the same or lesser impact on the community as determined by Borough Council.
[Ord. 1968, 9/8/2003, § 336; as amended by Ord. 1985, 10/12/2004, § 3; and by Ord. 2042, 8/13/2007]
Intent: To establish and improve areas for modern, efficient offices and industries that provide a wide variety of employment opportunities and enhance the community. To provide a variety of job-producing manufacturing industries in Pottstown's Keystone Opportunity Zone, located along Keystone Boulevard.
Food processing not including slaughter
Light manufacturing, assembly and processing
Medium manufacturing, assembly, processing (for properties in the Keystone Opportunity Zone that have frontage along Keystone Boulevard)
Office, including client-based social service provider
* Fifteen percent if full-time employment exceeds 12 persons per acre
Continuing care home
Criminal housing facility
[Ord. 1968, 9/8/2003, § 337; as amended by Ord. 2042, 8/13/2007]
Intent: To preserve and enhance general commercial areas where customers reach individual businesses primarily by automobile.
Automotive repair station
Automobile, truck and construction equipment sales and service
Outdoor auction/flea market
Restaurant, including fast food with or without drive-through service.
Parking and drive area
[Ord. 1968, 9/8/2003, § 338; as amended by Ord. 2042, 8/13/2007]
Intent. To establish and preserve areas for necessary industrial and related uses of such a nature that they require isolation from many other kinds of land uses, and to make provision for commercial uses that are located most appropriately near industrial uses or that are necessary to service the immediate needs of people in these areas.
Automobile, truck, and construction equipment sales and service
Heavy manufacturing, processing, and assembly
Trucking, carting, and hauling station.
Utility company building, operational, storage, or repair facility
Conditional Uses — Sections 400-401.
Solid waste mechanical processing unit
20 feet except when abutting railroad
[Ord. 1968, 9/8/2003, § 339]
Intent: To protect Pottstown residents and property owners from the dangers of floods, the floodplain of the Schuylkill River and its tributaries within Borough boundaries are incorporated into a Floodplain Overlay District.
[Ord. 1968, 9/8/2003, § 340]
The identified floodplain area shall be those areas of Pottstown which are subject to a one-hundred-year flood, as identified in the Flood Insurance Study dated December 19, 1996, and the most recent maps prepared for the Borough of Pottstown by the Federal Emergency Management Agency to accompany that study. The Flood Insurance Study Maps are located in the Pottstown Zoning Officer's Office in Borough Hall.
Description of Floodplain Areas. The identified floodplain area consists of the following specific areas:
Floodway Area. The areas identified as "Floodway" in the AE Zone in the Flood Insurance Study prepared by the Federal Emergency Management Agency.
Flood Fringe Area: The remaining portions of the one-hundred-year floodplain in those areas identified as an AE Zone in the Flood Insurance Study, where a floodway has been delineated. The basis for the outermost boundary of this area shall be the one-hundred-year flood elevations as shown in the Flood Insurance Study.
[Ord. 1968, 9/8/2003, § 341]
The floodplain districts described in Section 340 shall be overlays to the existing underlying districts as shown on the official Pottstown Borough Zoning Map, and as such, the provisions for the Floodplain District serve as a supplement to the underlying district provisions.
In the Floodway Area, only uses such as agriculture, recreation, and storage that do not involve the construction of permanent buildings are permitted.
In the Flood Fringe Area, all structures shall be elevated or designed and constructed to remain completely dry up to at least 1 1/2 feet above the one-hundred-year flood. These structures shall also be designed to prevent pollution from the structure or activity during the course of a one-hundred-year flood.
DETAILS. For details of these standards, see Zoning Appendix A3, Section A339, located at the end of this Chapter.
[Ord. 1968, 9/8/2003, § 342]
Intent: To protect people using the Pottstown Municipal Airport as well as the residents and property owners who live in the vicinity of the airport, an Airport Overlay District is created.
[Ord. 1968, 9/8/2003, § 343]
The boundaries of the Airport Overlay District are shown on the official Pottstown Borough Zoning Map located in the office of the Pottstown Zoning Officer in Borough Hall.
[Ord. 1968, 9/8/2003, § 344]
To prevent accidents and eliminate safety hazards in the vicinity of the Pottstown Municipal Airport, certain height restrictions are imposed on all structures within the Airport Overlay District. In addition, any land use which interferes with navigational signals or radio communications between the airport and aircraft is restricted.
DETAILS. For details of these standards, see Zoning Appendix A3, Section A342, located at the end of this Chapter.