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
|
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:
(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,
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.
(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.
No uses are specified for approval as special
exceptions in the C-2 Highway Commercial District.
