The C-2 Highway Commercial District is designed to provide sites for both commercial and industrial related activities.
Use Permitted by Right
All uses by right in the C-1 District
Automotive - sales, service, rental
Building materials sales - retail and wholesale
Distributing and beverage bottling
Garden centers, commercial greenhouses, equipment sales
Light manufacturing and fabrication
Miniwarehouses
Packaging and delivery service
Printing and publishing
Shops - custom work and repair
Truck terminals - freight handling
Warehousing and storage
Wholesale distribution
Conditional Use
Adult business
Cellular communication tower/antenna
Integrated industrial area
Shopping centers
Special Exception
No uses are authorized for special exception
Accessory Use
Uses customary to principal use, including auto and truck parking
[1]
Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I).
The following conditional uses may be authorized by the Township Supervisors pursuant to the standards and criteria specified herewith:
A. 
Integrated industrial area. Integrated industrial sites consisting of a combination of permitted industrial uses in the C-2 District by Right on a common contiguous site and designed as a unit may be permitted subject to the following minimum requirements:
(1) 
Sites shall be a minimum of five acres.
(2) 
Structures shall be set back at least 75 feet from the road right-of-way.
(3) 
Structures shall be a minimum of 50 feet from all adjacent property lines.
(4) 
All site roads shall be constructed to meet or exceed the following standards:
(a) 
An eight-inch thick subbase.
(b) 
A six-inch thick bituminous concrete base course.
(c) 
A two-inch thick bituminous wearing course ID-2 shall be constructed on the prepared base course.
(d) 
Site road cartways shall be at least 30 feet in width and properly drained.
(5) 
A site plan, prepared by an architect or civil engineer registered in the Commonwealth of Pennsylvania, shall be submitted which contains the following information:
(a) 
A survey drawn to scale prepared by a licensed professional land surveyor, registered in the Commonwealth of Pennsylvania, showing the exact size, shape and dimensions of the lot to be built upon.
(b) 
The exact size and location of all existing buildings and structures on the lot and the structure or building proposed to be erected, moved, repaired or altered.
(c) 
All adjacent streets with traffic flow patterns.
(d) 
A circulation plan for all vehicles, including provisions for ingress and egress drives for all off-street parking and loading areas.
(e) 
Preliminary architectural and engineering sketches showing plan elevations and other necessary information related to water runoff control, contours, type of building construction, and other related existing and proposed site features.
(f) 
A detailed site drainage plan showing on-site facilities and provisions for handling runoff beyond the site.
(g) 
A plan showing water supply and sewerage facilities consistent with requirements of the Pennsylvania Department of Environmental Protection.
B. 
Shopping center. A combination of retail commercial and service uses situated on a common site and designed as an integral business center:
(1) 
The proposed site shall not be less than five acres in size, meet Act 537[1] and all local sewerage requirements, be under single ownership or control and shall be developed as a single entity.
(a) 
Permitted uses shall be limited to those uses specified for C-1 Districts under the provisions of this chapter for use by right and special exception.
[1]
Editor's Note: See the Pennsylvania Sewage Facilities Act, 35 P.S. § 750.1 et seq.
(2) 
Off-street loading, parking and signs shall be provided and developed consistent with the requirements of Articles XI and XII of this chapter. The following area and bulk requirements shall apply:
Site size
217,800 sq. ft. (5 acre)
Site width
150 ft. minimum
Site coverage
40% maximum
Distance between buildings
30 ft. minimum
Building setback line
100 ft. minimum
Side yards
50 ft. minimum
Rear yards
50 ft. minimum
Paved areas
60% maximum
Building height
40 ft.
(3) 
A site plan, prepared by a licensed architect or civil engineer registered in the Commonwealth of Pennsylvania, shall be submitted as part of the application for conditional use for review by the Planning Commission and the Township Supervisors. The site plan shall include:
(a) 
A survey drawn to scale prepared by a licensed professional land surveyor, registered in the Commonwealth of Pennsylvania, showing the exact size, shape and dimensions of the lot to be built upon;
(b) 
The exact size and location of all existing buildings and structures on the lot;
(c) 
The exact size and location on the lot of the structure or building proposed to be erected, moved, repaired or altered;
(d) 
All adjacent streets or alleys with traffic flow patterns;
(e) 
The proposed parking facilities including the size, arrangement and number of parking stalls and placement of lighting standards;
(f) 
The circulation plan for all vehicles and ingress and egress drives for all off-street parking and loading areas both front and rear, to ensure the prevention of blockage of vehicles entering and leaving the site and to provide for clean lines of vision;
(g) 
Preliminary architectural and engineering sketches showing plan levels, elevations and other necessary information related to water runoff control, slope, contours, type of building construction, etc.;
(h) 
Areas to be utilized for the exterior storage of materials and type of architectural screen to be provided; and,
(i) 
Such other information as may be required by the Board of Supervisors, the Planning Commission and the official subdivision regulations.[2]
[2]
Editor's Note: See Ch. 42, Planning Commission, and Ch. 161, Subdivision and Land Development, respectively.
C. 
Adult business. Adult business shall be subject to the following express standards and criteria, and to any other standards and criteria generally applicable to all conditional uses:
(1) 
Adult businesses may be established only in C-2 Highway Commercial Districts.
(2) 
Minimum lot area shall be no less than 43,560 square feet.
(3) 
Structure shall be set back at least 50 feet from any road right-of-way.
(4) 
Minimum lot width shall be 150 feet.
(5) 
Minimum side yard and rear yard set back lines shall be 25 feet.
(6) 
Building height shall be a maximum of 40 feet.
(7) 
Maximum lot coverage shall be 50%.
(8) 
Off-street parking shall comply with Article XII, § 185-42A(13)(c) of this chapter.
(9) 
No more than one adult business activity shall be located in the same building, structure or portion thereof, nor shall any adult business increase its floor area into any building, structure or portion thereof containing another adult business.
(10) 
Persons or owners who intend to open an adult business must obtain from Raccoon Township a license to operate such an enterprise and must pay a initial application fee as set from time to time by resolution of the Board of Supervisors to Raccoon Township. In addition, such persons or owners must supply to the Township detailed information as to the ownership and financing as required on the licensing application form. In addition, such persons or owners must show compliance with applicable state and federal requirements for such businesses. This form can be obtained at the Township office.
(11) 
No adult business can be located within 1,000 linear feet of a property boundary line of a preexisting school, hospital, day-care center, nursing home, sanitarium, retirement or convalescent home, group home, personal care home, public park, recreational facility, church, residence or any licensee of the Pennsylvania Liquor Control Board.
(12) 
No adult business can be located within 1,000 linear feet of a property boundary line of another adult business.
(13) 
An adult business shall be initially licensed after it has met all chapter requirements through December 31 of the year in which the license is issued. For each year thereafter that the adult business intends to continue its business as an adult commercial enterprise, it must seek from the office of the Secretary of the Township of Raccoon a renewal of this license. The application for renewal is due in the Secretary's office, along with the required fee, no later than November 1 of the year preceding the year for which the license renewal is sought. The lack of a license or the failure to seek license renewal on a timely basis or the failure to continue to meet all chapter requirements shall be a proper basis for the Township to deny or revoke an occupancy permit to an adult business. An existing license is nontransferable. Any change in ownership requires that a new license be issued.
(a) 
In the event any license shall have been initially issued or subsequently renewed, and it is discovered that the application for the initial license or any subsequent renewal thereof shall contain any false, incomplete or misleading data or information, then said license or subsequent renewal thereof shall be immediately revoked and said business immediately closed, and shall cease and desist its operations until such time that a new application for license or renewal thereof is submitted, which application shall contain no false, incomplete, or misleading data or information.
(14) 
An occupancy permit issued by the Zoning Officer shall be secured prior to the operation of any adult business.
(15) 
Any adult business which exhibits on the premises, film, video cassette or other method of image production which depicts nudity or sexual conduct shall comply with the following:
(a) 
At least one employee shall be on duty at all times during operating hours.
(b) 
Where viewing rooms are located on the premises, an unobstructed view of access to all such rooms shall be available to the employee on duty.
(c) 
No viewing room shall be occupied by more than one person at any time.
(d) 
No connections or openings to adjoining viewing rooms shall be permitted.
(e) 
A minimum of one foot candle of illumination measured at floor level shall be provided in every area where patrons are permitted access.
(f) 
Where live performances are given, separate stage and viewing areas shall be provided with separate access to each and no connecting access between the areas.
(g) 
Alcoholic beverages shall not be permitted on the premises of any adult business.
(16) 
An adult business shall be limited to a maximum of one on-site sign within the corporate limits of the municipality. No off site sign shall be permitted. The sign shall be placed on the site on which the adult business is conducted and shall conform to the following:
(a) 
Signs shall be limited to a maximum size of 32 square feet including sign surface, borders, or other supplementary treatments.
(b) 
Signs may be attached to the principal site/building in which the adult business is conducted or be freestanding. A sign attached to the building shall not project above the topmost roofline. The top of a freestanding sign shall not exceed the height of 12 feet above the mean ground elevation of the site.
(c) 
Material depicted on signs shall be limited to the name of the establishment, admission information and hours of operation. No pictures or graphic representations or descriptions shall be shown, displayed or otherwise presented.
(d) 
No animated or flashing signs shall be utilized.
(e) 
Signs shall conform to applicable requirements of Article XI of this chapter.
(17) 
A permit or license for operation will be revoked and or not renewed if any violation of federal or state law or local ordinance is committed upon the premises which results in a final conviction of any employee thereof or any person having a direct or indirect interest of more than 10% of such business.
(18) 
Any licensed adult business is subject at all times to inspection by the Raccoon Township Police Department and/or any police agency of the Commonwealth of Pennsylvania, Raccoon Township Fire Department or other fire agency, or Code Enforcement Officer of the Township of Raccoon.
D. 
Cellular communication tower/antenna: subject to the standards and criteria of Article XIII, § 185-58 of this chapter.