A. Adaptive reuse. This section provides an alternative process to seek zoning approval for new uses of certain buildings. Existing principal commercial, institutional, industrial or manufacturing buildings may be converted to residential uses in the C-N, R-2 and R-3 Districts, or to residential and permitted commercial uses in the C-C, C-R, C-N, and C-H Districts, provided that at least one street-level principal business establishment must be included on each lot in the C-C District, and as special exceptions, provided that the following requirements are met as well as any other requirements identified by the Zoning Hearing Board: [Amended 2-14-2011 by Ord. No. 8-2011; 1-13-2020 by Ord. No. 4-2020]
(1) A site plan and front facade architectural plans, drawn to scale, shall be submitted. These plans shall show the location and dimensions of off-street parking, private entrances, walkways, landscaping, the dimensions and square footage of each room and storage space and shall indicate the intended use of each room.
(2) Residential uses shall meet the minimum floor area requirements of § 600-1101D.
(3) The Zoning Hearing Board as part of the special exception approval may grant reasonable modifications to specific dimensional, parking and sign requirements that are necessary to allow reasonable reuse of the building, without needing proof of hardship, provided the Zoning Hearing Board determines such modifications will not adversely affect any adjacent residential neighborhood.
(4) Documents indicating to the Zoning Hearing Board's satisfaction that all parking and vehicle access facilities are adequate and appropriate for the proposed use.
B. Bed-and-breakfast inn. A bed-and-breakfast inn may be permitted as a special exception in the R-1A, R-1, R-2 and R-3 Residential Zones, provided such use is within an existing residential dwelling designed to accommodate transient overnight guests for rent. In addition to any additional stipulations the Zoning Hearing Board may require, the following shall apply:
(1) No more than four persons may occupy one rental unit.
(2) At least one bathroom shall be provided for each two guest rooms in addition to at least one bathroom provided for the principal residential use.
(3) Single-family dwellings that are converted must maintain the appearance of a single- family dwelling with a single front entrance. Additional entrances may be placed on the side or rear of the structure. Exterior stairways and fire escapes shall be located on the rear wall in preference to either side wall and in no case on a front or side wall facing a street.
(4) Any existing historic architectural features visible from a public street shall be maintained.
(5) There shall be no use of advertising visible from outside the premises except a single nonilluminated sign no larger than six square feet (writing on both sides is permitted), constructed and placed in accordance with the requirements of § 600-1703.
(6) The use shall be owned or operated by a resident of the premises.
(7) There shall be no separate cooking facilities in any guestroom. Restaurant facilities open to people who are not staying overnight are not permitted in a residential zone.
C. Cemeteries. Cemeteries shall be allowed as provided in Part 8 and shall meet the following standards:
(1) The use shall meet all dimensional standards of the zoning district.
(2) Cemeteries may include mausoleums, crypts and tombs above and below ground level.
(3) A ten-foot wide landscaped strip shall be provided abutting existing dwellings.
(4) Any building (including a mausoleum) shall meet principal building setback requirements.
D. Day-care facilities. Day-care facilities, which include day-care homes and day-care centers, where permitted, shall meet the following standards along with any other requirements deemed necessary by the Zoning Hearing Board:
(1) Day-care homes, for children and adults, where allowed in Part 8 as an accessory use, shall meet the following requirements:
(a) There may be permitted up to six children in family child day-care homes, and up to six adults in adult day-care homes in addition to sons or daughters of the on-site caregiver.
(b) Where Zoning Hearing Board approval is required, the Board shall determine whether the use will be detrimental to the surrounding area and the design of any structures erected in connection with such use shall be in keeping with the general character of the area, and such lot shall meet the requirements of the available zone as set forth in Part 8 of this chapter.
(c) A minimum of 480 square feet of habitable floor area exclusive of halls, bathrooms, offices, kitchens, locker rooms, and related areas must be maintained on the premises.
(d) In a residential district, the use shall not operate in a manner perceptible to the neighbors between 11:00 p.m. and 6:00 a.m. [Added 2-14-2011 by Ord. No. 8-2011]
(2) Day-care centers, for children and adults as a principal use, and group child-care homes where allowed in Part 8 shall meet the following standards:
(a) There may be permitted seven or more children in a child day-care center, seven or more adults in an adult day-care center, and between seven and 16 children in a group child-care home.
(b) Where special exception approval is required, the Zoning Hearing Board shall determine whether such structure or use will be detrimental to the surrounding area and such lot shall meet the requirements of the available zone as set forth in Part 8 of this chapter.
(c) A minimum of 400 square feet of fenced outdoor play area shall be provided, unless the facility is within 500 feet of a public playground that is available for use by the children. [Added 2-14-2011 by Ord. No. 8-2011]
(3) The following standards are for all day-care facilities:
(a) Prior to grant of an certificate of occupancy, the applicant shall present evidence that any required state license or certification has been obtained.
(b) There shall be provided off-street parking for all vehicles used directly in the operation of such plus parking required by § 600-1603A(9). In addition, a secure area must be provided to ensure the safe transferal of patrons to and from the premises. [Amended 2-14-2011 by Ord. No. 8-2011]
(c) The Zoning Hearing Board shall consider the proximity of other day-care facilities on the same block in order to review the availability and demand of parking. In considering the suitability of the property, the Zoning Hearing Board may also consider the total number of children who will be cared for at one time in a dwelling. [Added 2-14-2011 by Ord. No. 8-2011]
E. Colleges, universities, primary and secondary schools and trade/hobby schools. Such uses shall be allowed as provided in the zoning district regulations. Dormitories shall only be allowed where specifically provided in the zoning district regulations.
(1) A detailed plot and complete set of architectural plans, drawn to scale, indicating the location and untended use of existing and proposed buildings, location of recreation areas, the relationship of the proposed use to existing streets and adjacent properties. The application shall indicate the grade levels of the pupils to be housed in the buildings, the planned student capacity of such buildings and the contemplated eventual enrollment of the school.
(2) No driveway shall open onto a public street within 50 feet of an intersection of two public streets.
(3) Illumination for night athletic activities shall be shielded from illuminating residential areas. See § 600-912.
F. Amusement arcade. The following standards shall be met:
(1) No amusement arcade shall be located within 300 feet of a residential district or sexually oriented business.
(2) No amusement device shall be audible beyond the premises within which it is situated.
(3) One off-street parking space for each 100 square feet of net floor area.
G. Home occupations, major. The provisions in § 600-1006 shall apply.
H. Hospitals and centers for the care of children. Hospitals and centers for the care of children may be allowed as provided the following standards are met:
(1) A statement setting forth full particulars on the operation to be conducted within the structure shall be filed by applicant with the Zoning Administrator.
(2) No structure shall be erected nearer than 50 feet of any street line nor nearer than 30 feet of any property line; and all other requirements as set forth in this chapter for the zone in which it is to be located shall be observed.
(3) Buffer strips as required by § 600-1401 shall be provided where the use abuts dwellings that are not in common ownership.
I. Kennels. Kennels shall be allowed as provided in Part 8, provided that the following conditions are met in addition to any conditions set forth by the Zoning Hearing Board:
(1) No kennel shall be situated within 600 feet of a residential building.
(2) A valid kennel license shall be secured from the Pennsylvania Department of Agriculture for all facilities as applicable.
J. Life-care retirement facility and nursing home. Such uses shall meet the following standards, all requirements therefor under this chapter, and any other conditions set forth by the Zoning Hearing Board:
(1) A site plan and architectural plans, drawn to scale. These plans must show the location and dimensions of off-street parking, private entrances, walkways, the dimensions and square footage of each room and storage space and shall indicate the intended use of each room.
(2) The life-care retirement facility and nursing home must meet the standards of the City of Reading Building, Plumbing, Mechanical, Electrical and Fire Codes (Chapter 180, Construction Codes) as required for the type of use. The owner must verify to the Zoning Administrator on an annual basis that the building meets all of the plumbing, electrical, heating, building, fire, and similar standards set by the City and by the Commonwealth of Pennsylvania.
(3) Every bedroom shall be at least 70 square feet of floor area and there shall be no more than two occupants per bedroom.
(4) No basement or cellar shall be used as a habitable bedroom except by special exception approval or variance.
(5) No life-care retirement facility and nursing home shall be located within 500 linear feet of any other lot on which is established a life-care retirement facility and nursing home or residential care facility, except by variance, measured by the shortest distance between the two lots where the proposed life care retirement facility and nursing home is located (including, but not limited to, each existing life-care retirement facility and nursing home or residential care facility use located in any district which is of a different designation than the district in which the new life-care retirement facility and nursing home use is proposed).
(6) See parking in Part 16.
(7) The use shall acquire the necessary certificate, sanction and/or license by the Commonwealth of Pennsylvania.
K. Nursing homes. See "life-care retirement facility and nursing home" in this section.
L. Parks, playgrounds and public buildings. This term includes parks and playgrounds operated by the federal, state or local government or nonprofit organizations as well as public buildings operated by governmental agencies. Such uses shall meet the following additional standards:
(1) A statement shall set forth full particulars on the operation of the use. If applicable, evidence may be required that a nonprofit organization is legitimate.
(2) The proposed use shall be operated by a governmental agency or bona-fide nonprofit organization operated solely for public use or for the recreation and enjoyment of members of such organization.
(3) Sufficient landscaping including trees, shrubs, and lawn shall be provided to serve as a buffer between such use and adjoining properties, and to insure an attractive appearance for the use.
(4) The appropriate area and number of off-street parking spaces shall be established and met as set forth in § 600-1603. Parks, playgrounds and game courts shall be required to have one space per 5,000 square feet of outdoor recreation area.
M. Pawn shops. Pawn shops shall only be allowed where provided by the zoning district regulations, and provided that the following conditions are met in addition to any stipulations set forth by the Zoning Hearing Board:
(1) All pawn shops shall provide proof of all applicable permits and licenses.
(2) All pawn shops shall be registered with the City of Reading Police Department.
(3) All signage shall conform to the sign requirements of that zoning district.
(4) Prior to the receipt of pawned or purchased used items with a retail value of more than $5, the operator of the pawn shop shall require that a photo identification be shown and the pawn shop operator shall maintain a written list of the name of such person and a description of the items. Such list shall be available for inspection by a City Police Officer.
N. Places of worship. The proposed use shall be a bona fide nonprofit religious use. Places of worship shall be allowed as provided in the zoning district regulations provided that where special exception approval is required, the following additional standards shall be met:
(1) A new place of worship shall not be allowed in the R-1, R-2 or R-3 Districts in building space that is attached to a principal dwelling on another lot, unless such adjacent lots are in common ownership.
(2) The intended use in the proposed location will not adversely affect the comfortable enjoyment of property rights and otherwise adversely affect the value of adjacent properties; that the design of any structure to be erected in connection with such use is in keeping with the general character of the area; and that sufficient landscaping, including trees, shrubs and lawn are provided to appropriately buffer these from adjoining properties and to insure an attractive appearance for the use.
(3) No new place of worship with a seating capacity of 300 persons or more shall front on a minor street as defined in Part 2 of Chapter 515, Subdivision and Land Development.
(4) If a place of worship is on a lot of greater than 10,000 square feet, then a child day- care center shall be a permitted by right accessory use. If a place of worship is on a smaller lot, then all of the requirements for a day-care center shall be met.
O. Private surface parking facilities (lot or structure). Private surface parking facilities shall meet the following additional standards:
(1) The facility is to be used primarily for the parking of passenger automobiles.
(2) The facility shall not be used for the sales, long-term storage, repair or servicing of automobiles.
(3) Entrances to and exits from the facility are to be located to respect the character of the area.
(4) No advertising sign may be located on the facility.
(5) There shall be provided curbing, a wheel block securely anchored into the ground or similar measure for each peripheral parking space.
(6) The parking facility shall be adequately screened from the street and adjoining properties as required by § 600-1402 of this chapter.
(7) All surface parking facilities shall meet the design and construction standards set forth in § 600-1602 of this chapter.
P. Swimming pools as a principal use. Swimming pools owned and/or operated by the City of Reading, swimming pool associations, or a club shall be allowed as provided in the zoning district regulations, and shall meet the following standards are met and any other requirements as are deemed necessary by the Zoning Hearing Board where the use requires special exception approval:
(1) A statement setting forth full particulars on the operation.
(2) Sufficient landscaping including trees, shrubs, and lawn shall be provided to serve as a buffer between such use and adjoining properties, and to insure an attractive appearance for the use.
(3) The appropriate area and number of off-street parking spaces shall be established and met.
Q. Tower-based WCF facilities. Tower-based WCF facilities shall be allowed as provided in the zoning district regulations, provided they meet the standards outlined in Part 21 of this chapter and reasonable conditions set forth by the Zoning Hearing Board consistent with the PA Municipalities Planning Code. [Amended 3-27-2017 by Ord. No. 21-2017]
R. Roommate housing arrangements (as defined in § 600-2202, "roommate households"). When exceeding three nonrelated persons living in one dwelling unit, require review and approval by the Zoning Hearing Board as a special exception review. The applicant must present to the Hearing Board:
(1) A site plan and architectural plans, drawn to scale. These plans must show the location and dimensions of off-street parking, private entrances, walkways, the dimensions and square footage of each room and storage space and shall indicate the intended use of each room.
(2) The roommate housing arrangement must meet the standards of the City of Reading Building, Housing and Fire Codes (Chapter 180, Construction Codes) as required for residential rental properties. The owner must verify to the City of Reading on an annual basis that the building meets all of the plumbing, electrical, heating, building, fire, and similar standards set by the City and by the Commonwealth of Pennsylvania.
(3) No cooking facilities of any kind shall be located in any room except the central kitchen.
(4) Every bedroom shall be at least 70 square feet of floor area and there shall be no more than two occupants per bedroom.
(5) No basement or cellar shall be used as a habitable bedroom except by special exception approval or variance.
(6) No roommate housing arrangement shall be located within 800 feet of another roommate housing arrangement except by special exception approval or variance.