ZONING RE-WRITE OVERVIEW
The Borough has been working with
a 30 years old Zoning Ordinance that
does not adequately address the need
to accommodate new growth and infill
development within the context of an historic, walkable town developed with a street and alley
grid pattern.  Virtually all new development that
has been proposed to conform with this mixed use/town scale pattern has required zoning amendments or appeals to the
Zoning Hearing Board.

The purpose of this project is to prepare a
new Phoenixville Borough Zoning Ordinance
to implement the recommendations of the Comprehensive Plan Update adopted this year,
and the Phoenixville Region Comprehensive Plan. 
The plan recommends the development
of a new zoning ordinance, including elements
of a form-based code, to accommodate growth
and infill development that complements the
existing borough development
patterns and streetscape characteristics.

ZONING RE-WRITE
DESCRIPTION OF TARGET AREA
The Borough of Phoenixville is the target area.
The Borough has a population of 16,444
(2010 Census) and is divided into 8 census tracts
of which 6 qualify for Community
Development Block Grant (CDBG).

The Borough of Phoenixville has entered into
a comprehensive regional plan aligning themselves
with the surrounding municipalities. One of the
goals of the regional collaboration is the
concentration of development in the Borough.
The opportunity to save green space and
concentrate development in the borough will
make the need for a new zoning ordinance even greater.

Phoenixville was a mill town that was the
home of Phoenix Steel, one of the largest
employers in the area. In 1984 when the flood
of imports threatened the steel industry
Phoenix Steel went out of business and as the
economy of the Borough changed from being dependent on one industry. In 2004 the
downtown began to flourish. As the buildings in
the downtown tripled in value the surrounding residential neighborhoods took off and have experienced much growth and increased value.
This phenomenon has impacted the demographics
since the last census as the neighborhoods
rebounded from the lasting effects of
the mill closure.

Phoenixville is on the northeastern end of
Chester County. The area borders Montgomery
County and has remained isolated from the rest
of Chester County. There is no real North/South
access which hamstrings the commercial and office development in the downtown. Phoenixville
still has a great deal of affordable housing as it
acts as a bedroom community for the
development in Great Valley Corporate Center.

ZONING TASK FORCE
Public and private sector involvement is
accommodated in the proposed Scope of Work
via interviews with Borough staff, developers active
in the Borough and via public meetings, workshops, presentations and, finally, the formal public
hearing to adopt the plan.

A Task Force, consisting of representatives from
the various Borough boards and commissions – such
as the Planning Commission, Borough Council,
Historic and Architectural Review Board – and from both the residential and development community,
will be convened to oversee this project.
As a task force of the Borough, all meeting will
be convened at Borough Hall, 140 Church
Street in Phoenixville.

MEETING AGENDA
4/24/2013

MEETING NOTES 2013

MEETING NOTES 2012

ZONING RE-WRITE TASKS
Prepare a new Phoenixville Borough Zoning
Ordinance to implement the recommendations of
the Comprehensive Plan Update adopted this year,
and the Phoenixville Region Comprehensive Plan. 
The plan recommends the development of a new
zoning ordinance, including elements of a form-based code, to accommodate growth and infill
development that complements the existing borough development patterns and streetscape
characteristics.

An outline of the scope of work proposed to development this new zoning ordinance is presented below.

TASK I:  REVIEW OF ISSUES AND OPTIONS
Objectives:  This task will supplement the Comprehensive Plan recommendations with a review of existing issues observed with administering the existing Zoning Ordinance.  It will include interviews with the borough staff charged with administering the code, along with a review of Zoning Hearing Board appeals and new development proposals.
Products:  Preliminary draft of the Zoning Map and a summary report on the new zoning project scope.
This task will include the following work elements:

a) Comprehansive Plan Recommendations
i) Draft of potential new districts
(1) Existing developed area
(2) Growth areas
(3) Conservation areas
b) Comprehansive Plan Recommendations
i) Staff meetings/interviews
(1) Administrative Issues
ii) Review recent amendments
iii) ZBH appeals
(1) Variances granted
(2) Variances denied
iv) Elements to be retained from existing ordinance
v) Conclusions
c) Review Potential/Proposed New Land Developments
d) Zoning Map, Preliminary Draft
i) Review existing districts and map issues
ii) Draft a new map based on Comprehensive Plan
(1) Existing developed area
(2) Growth areas
(3) Conservation areas
e) Report on New Zoning Needs and Revision Scope

a) Task Force Meetings
i) Review of findings
(1) Comprehensive Plan
(2) Existing Issues
(a) Staff
(b) ZHB
(3) Potential/proposed new development
ii) Potential new zoning districts
(1) Existing developed area
(2) Growth areas
(3) Conservation areas
b) Public Workshop
i) Present initial findings
i) Present new zoning issues and scope
i) Workshop questions / assignment

a) Zoning Districts Map
b) Regulation issues to be addressed in each district
i) Land Uses
ii) Development Density / Intensity
iii) Design requirements/parameters
c) Administration/Review Procedures

a) Zoning Map
b) Purpose
c) Definitions
d) Districts
e) General Requirements
i) Parking
ii) Lighting
iii) Other
f) Administration

a) Public Presentation (Planning Commission)
b) Agency / Regional Review
i) Phoenixville Region
ii) Chester County Planning Commission
c) Public Hearing (Borough Council)