[Added 6-20-2011 by Ord. No. 2011-4]
In addition to the goals presented in the general purpose and the community development objectives sections of this chapter, the purpose of this district is to provide a unified area, designed according to a plan of highway-related enterprises which will serve the regional needs of this area. An additional major purpose of this district is to ensure a safe and efficient movement of vehicular traffic along, onto, and off of U.S. Route 202, recognizing its importance as a major highway serving traffic traveling through the region, especially in terms of off-premises outdoor advertising.
A. 
Uses by right. A building may be erected, altered, or used, and a lot or premises may be used or occupied, by right, for any of the following purposes and no other:
(1) 
Retail sales.
(2) 
Personal service shops.
(3) 
Restaurant, retail bakery, or other places preparing, selling, and/or serving food or beverages.
(4) 
General business, professional, governmental, and administrative offices.
(5) 
Banks and similar financial institutions.
(6) 
Medical services.
[Amended 4-4-2022 by Ord. No. 2022-03]
(7) 
Motel.
(8) 
Storage or distribution facilities.
(9) 
Customary accessory uses associated with any commercial use permitted by this section.
(10) 
Religious use.
(11) 
Veterinary clinic for the treatment of domestic animals.
[Added 4-4-2022 by Ord. No. 2022-03]
B. 
Uses by special exception. The following uses shall be permitted when approved as a special exception by the Zoning Hearing Board in accordance with the terms of this article and § 170-2108 of this chapter:
(1) 
Restaurant, retail bakery, or other places preparing, selling, and/or serving food or beverages which require drive-through-window takeout service.
(2) 
Automobile service station, provided that all gasoline pumps and service facilities are set back at least 30 feet from the street line and provided further that no service station shall be located within 500 feet of another service station on the same side of the street.
C. 
Conditional uses. The following uses shall be permitted only upon approval as a conditional use by the Board of Supervisors in accordance with the terms of this article and § 170-2009 of this chapter:
(1) 
Off-premises outdoor advertising sign in accordance with Article XVIII.
The following regulations shall apply to all uses permitted by right and special exception in the C-2 District:
A. 
Minimum lot area: one acre.
B. 
Minimum lot width: 200 feet at building setback line; in addition, 200 feet at future right-of-way line of Route 202.
C. 
Maximum building coverage: 35%.
D. 
Maximum other impervious surface area: 70%.
E. 
Minimum front yard setback: 40 feet for any building or parking area.
F. 
Minimum side yards:
(1) 
Fifteen feet minimum for each, except 50 feet from the future right-of-way line of Route 202.
G. 
Minimum rear yard: 40 feet.
H. 
Maximum building height: three stories, not to exceed 38 feet.
I. 
Any accessory use or structure shall be located in compliance with front, side and rear yard requirements of this district.
The following design standards shall apply:
A. 
Screening: as required by § 170-1508 of this chapter.
B. 
Storage: as required by § 170-1509 of this chapter.
C. 
Landscaping: as required by § 170-1507 of this chapter.
D. 
Access and traffic control: as required by §§ 170-1510, 170-1511, and 170-1512 of this chapter.
E. 
Interior circulation: as required by § 170-1513 of this chapter.
F. 
Lighting: as required by § 170-1514 of this chapter.
G. 
Off-street parking and loading: as required by Article XVII of this chapter.
H. 
Signs: as required by Article XVIII of this chapter.
A. 
No use shall be conducted in the required front, side, and rear yards, except for permitted signs.
B. 
No goods shall be displayed in the required front, side, and rear yards.
C. 
The parcel or parcels shall be in single and separate ownership, or proof of option shall be furnished at the time of application, or a joint application shall be filed by separate owners. The proposed tract shall be capable of an integrated design of a complete commercial center within its boundary.
In addition to the requirements of § 170-1508 of this chapter, there shall be a forty-foot buffer strip maintained on the property containing any use authorized within this district, when such use abuts any A/C, R-1, R-2, or R-3 District. Such buffer strip shall be in addition to any and all applicable area and bulk regulations, including setback regulations. The buffer strip shall be planted and shall not include any paved area.
A. 
In order to demonstrate compliance with the terms of this article, any applicant proposing any use authorized by right within the C-2 District shall submit a plan (map and text) to the Township Zoning Officer, describing specifically how the requirements of this article will be addressed.
B. 
Where the proposed use constitutes a subdivision or land development, as defined by Chapter 149, Subdivision of Land, the plan submission requirements of that chapter shall supersede the provisions of this section.
C. 
For any conditional use application, the submission requirements under § 170-2009 of this chapter shall govern, and the plan submitted shall demonstrate compliance with the requirements of this article.
D. 
Any plan also shall include a certification from the Chief of the fire company responsible for serving the site as to the adequacy of access for emergency vehicles and the sufficiency of available water for fire-fighting purposes. Where the water source is off site, suitable arrangements to assure access at all times shall be demonstrated by the applicant.
E. 
Upon submission of an application for development within the C-2 District, all owners of property within 500 feet of any portion of the tract on which such development is proposed shall be notified of the application and of the process through which the application will be reviewed.