The purpose of the (C-1) Commercial Zone is to provide for locally based commercial and retail needs in the Intercourse and Bird-in-Hand areas and, therefore, generally permits those enterprises which may be supported by the local population and satisfactorily served by the existing transportation network.
A. 
One new dwelling unit when in combination with a business use.
B. 
Municipal buildings and uses, subject to the provisions of § 310-202.
C. 
Firehouses and similar public buildings, subject to the provisions of § 310-202.
D. 
Business and professional offices.
E. 
Day-care facilities, subject to the provisions of § 310-182.
F. 
Banks and other financial institutions.
G. 
Museums.
H. 
Medical and dental clinics.
I. 
Funeral homes, subject to the provisions of § 310-190.
J. 
Confectionery and bakery shops.
K. 
Personal service shops.
L. 
Retail shops up to 10,000 GSF of floor area, including shops with demonstration/exhibition areas related to the production of the product(s) being sold on the premises.
M. 
Self-service laundromats, subject to the provisions of § 310-234.
N. 
Nursery and garden centers, subject to the provisions of § 310-231.
O. 
Outdoor sales and display, subject to the provisions of § 310-206 (related to retail).
P. 
New restaurants with seating for 250 or less or expansions of existing restaurants to a cumulative number of seats of 250 or less, subject to the provisions of § 310-233.
Q. 
New hotels or motels containing 10 rooms or less or expansions of existing hotels or motels that add less than 10 additional rooms, subject to the provisions of § 310-195.
R. 
Vacation rental houses, subject to the provisions of § 310-225.
S. 
Elder cottage housing units on lots of five acres or greater, subject to § 310-183.
T. 
No-impact home-based businesses, subject to the provisions of § 310-204.
U. 
Domestic pets; provided, however, that kennels shall not be permitted.
V. 
Alternative energy sources, subject to the provisions of § 310-125.[1]
[1]
Editor's Note: Added at time of adoption of Code (see Ch. 1, General Provisions, Art. I).
W. 
Forestry, subject to the provisions of § 310-153.[2]
[2]
Editor's Note: Added at time of adoption of Code (see Ch. 1, General Provisions, Art. I).
X. 
Accessory uses incidental to the above permitted uses.
Y. 
Signs, subject to the provisions of Article XX.
The following uses are permitted, when special exceptions are granted by written approval of the Zoning Hearing Board. In granting any special exception, the Board may attach such reasonable conditions and safeguards, in addition to those expressed in this chapter, as it may deem necessary to implement the purposes of this chapter.
A. 
Conversion apartment houses, not to exceed three units in the structure, subject to the requirements of § 310-181.
B. 
Apartments/townhouses, subject to the requirements of § 310-224.
C. 
Boardinghouses, subject to the requirements of § 310-172.
D. 
Churches, synagogues and other places of worship, provided that the use does not exceed five acres and subject to the provisions of § 310-176.
E. 
Schools (including all types of commercial schools), subject to the provisions of § 310-217.
F. 
Nursing, rest or retirement homes, subject to the requirements of § 310-215.
G. 
Bed-and-breakfast establishments, subject to the requirements of § 310-170.
H. 
Taverns, subject to the requirements of § 310-222.
I. 
Veterinary office and animal hospital, but not including kennels, subject to the provisions of § 310-168.
J. 
Indoor recreation facilities, subject to the provisions of § 310-212.
K. 
Outdoor recreation facilities, subject to the provisions of § 310-212.
L. 
Amusement arcades, subject to the provisions of § 310-167.
M. 
Indoor theaters and auditoriums, subject to the provisions of § 310-212.
N. 
Miniature golf, subject to the provisions of § 310-191.
O. 
Convenience stores, subject to the provisions of § 310-180.
P. 
Shops for contractors and craftsmen (i.e., electrician, plumber, blacksmith, etc.), subject to the provisions of § 310-235.
Q. 
More than one new dwelling unit when in combination with a business use, subject to the provisions of § 310-230.
R. 
Home improvement and building supply stores, subject to the provisions of § 310-229.
S. 
Parking lots as principal uses, subject to the provisions of § 310-232.
T. 
Parking at off-site locations, subject to the provisions of § 310-207.
U. 
Warehouses accessory to permitted retail use, subject to the provisions of § 310-227.
V. 
Home occupations, subject to the provisions of § 310-193.
W. 
Double-family dwellings, subject to the provisions of § 310-130.
X. 
Elder cottage housing units on lots of less than five acres, subject to the provisions of § 310-183.
Y. 
Off-premises advertising signs, subject to the provisions of § 310-266.
Z. 
Bus shelters, related uses, subject to the provisions of § 310-173.
AA. 
Accessory buildings and uses customarily incidental to the above uses.
The following uses are permitted when conditional uses are granted by written approval of the Board of Supervisors. In granting any conditional uses, the Board may attach such reasonable conditions and safeguards, in addition to those expressed in this chapter, as it may deem necessary to implement the purposes of this chapter.
A. 
Retail shops with no size limitation, including shops with demonstration/exhibition areas related to the production of the product(s) being sold on the premises.
B. 
New restaurants with seating for more than 250 or expansions of existing restaurants to a cumulative number of seats of more than 250.
C. 
New hotels or motels containing more than 10 rooms or expansions of existing hotels or motels that add 10 or more additional rooms, subject to the provisions of § 310-195.
D. 
Nightclubs and similar places of entertainment, subject to the provisions of § 310-203.
The following uses are specifically prohibited within the C-1 Commercial Zone:
A. 
Any process of manufacture, assembly or treatment which is not clearly incidental to a retail business conducted on the premises or which normally constitutes a nuisance by reason of odor, noise, dust or smoke, even if incidental to a retail business conducted on the premises.
B. 
Lumber and coal yards, building material storage yards, contractor's equipment storage yards, and commercial warehouses, except where these uses are within a completely enclosed structure.
C. 
The storage of volatile products, except those which are used on the premises in the conduct of the business on the premises.
A. 
Maximum height: 40 feet.
B. 
Minimum lot area. Minimum lot area is as follows, unless a different minimum lot size is required for a use permitted by right, by special exception or by conditional use:
(1) 
The minimum lot area for single-family detached dwellings or other principal nonresidential buildings when not served by public sanitary sewer shall be one acre, unless a larger lot area is required to meet all applicable setbacks and Pennsylvania Department of Environmental Protection (DEP) requirements for the location of on-site water supply and sewage disposal facilities, including replacement system location.
(2) 
The minimum lot area for single-family detached dwellings or other principal nonresidential buildings when served by public sanitary sewer shall be 7,500 square feet.
(3) 
The minimum lot area for townhouse dwellings shall be 4,000 square feet for each dwelling unit, if served by public sanitary sewer facilities.
(4) 
The minimum lot area for conversion apartment houses shall be based on a minimum of 5,000 square feet per dwelling unit, if served by public sanitary sewer facilities, and provided that the minimum lot size shall be 20,000 square feet.
C. 
Minimum lot width.
(1) 
The minimum lot width for those lots that are served neither by public sanitary sewers nor public water facilities shall be 150 feet at the building setback line.
(2) 
The minimum lot width for single-family detached dwellings and other principal nonresidential buildings served by public sewers shall be 75 feet at the building setback line.
(3) 
The minimum lot width for townhouse dwellings served by public sewers shall be 24 feet at the building setback line for each dwelling unit.
(4) 
The minimum lot width for conversion apartment houses served by public sewers shall be 100 feet at the building setback line.
(5) 
Specific uses may require a greater minimum lot width.
D. 
Minimum lot depth: 100 feet.
E. 
Front yard minimum depth.
(1) 
The minimum building setback line from all streets shall be in compliance with the requirements of Article XVII, § 310-127; provided, however, that the minimum distance shall be 50 feet from the center line of the street.
(2) 
In developed areas, the minimum building setback line requirements may be reduced in order that the building may be in proper relation to adjacent buildings, subject to § 310-127D.
F. 
Minimum side yard.
(1) 
Single-family detached dwellings and other principal nonresidential buildings shall have two side yards, neither of which shall be less than 10 feet in width.
(2) 
Townhouse dwellings shall have a side yard not less than 10 feet on each end house in a row.
(3) 
Conversion apartment houses shall have two side yards, neither of which shall be less than 10 feet in width.
G. 
Rear yard. Rear yards shall be a minimum of 30 feet in depth.
H. 
Interior yards (open space between groups of townhouses or apartment buildings) shall be provided as follows:
(1) 
When front to front, rear to rear, or front to rear, parallel buildings shall have 50 feet between faces of the building. If the front or rear faces are obliquely aligned, the above distance may be decreased by not more than 10 feet at one end, if increased by similar or greater distance at the other end.
(2) 
A yard space of 50 feet is required between end walls of buildings. If the buildings are at right angles to each other, the distance between the corners of the end walls of the building may be reduced to a minimum of 25 feet.
I. 
Maximum lot coverage. Not more than 60% of the area of the lot shall be covered by buildings.
The following regulations apply to unattached buildings for accessory uses with a building footprint not exceeding 200 square feet.
A. 
Maximum height: 20 feet.
B. 
Front yard minimum depth. The minimum building setback line from all streets shall be that distance as required for principal buildings, plus an additional 15 feet.
C. 
Minimum side yard: 10 feet.
D. 
Minimum rear yard: six feet.
The following regulations apply to unattached buildings for accessory uses with a building footprint of 200 square feet or greater.
A. 
Maximum building height: 26 feet from the lowest finished floor elevation. In the case of a sloping lot, this maximum building height may be increased by special exception, subject to the following considerations:
(1) 
The proposed building shall not be offensive to any adjacent residential uses; and
(2) 
In no case shall the height of the building exceed 35 feet from the lowest finished floor elevation.
B. 
Minimum yard setbacks.
(1) 
Front: the minimum front yard setback shall be equal to the distance required for principal buildings.
(2) 
Side: 10 feet.
(3) 
Rear: six feet.
(4) 
Where the proposed accessory building will be located adjacent to an existing residential use or a residential zoning district boundary line, the side and/or rear yard setback shall be the required minimum or a distance equal to the height of the accessory building, whichever is greater.
Landscaping and planting shall be provided for a depth of 15 feet along all residential lots, zoning district boundaries, and street rights-of-way exclusive of access locations. Buffer planting shall be provided along the side and rear of any commercial lot adjoining any residential lot and shall include a suitable and uninterrupted evergreen planting of sufficient height and density to give maximum screening, in accordance with the requirements of Chapter 265, Subdivision and Land Development.
All commercial and/or industrial operations shall be limited by the standards of § 310-128 of this chapter.