To provide incentives for orderly commercial development in
conjunction with major highway corridors at local regional highway
access points.
A.
C-2 uses permitted by right.
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All uses permitted by right in C-1 Districts
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Automotive: sales, service, rental, car wash
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Restaurant, including drive-in
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Garden center and related equipment sales
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Municipal building
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Medical clinic
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Wholesale business
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Veterinary clinic
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B.
C-2 conditional uses.
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Institutional facility/hospital
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Motel/hotel
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Retail shopping center/plaza
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Recreation, indoor-outdoor
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Warehousing, mini only
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C.
C-2 special exceptions. No uses are authorized as special exceptions
in C-2 Districts.
The following conditional uses may be authorized by the Township
Supervisors pursuant to the standards and criteria specified herewith:
A.
Institutional facility and/or hospital.
(1)
The application shall include and be supported by documents, maps,
plans and other materials that contain the following information and
such other related data as may be specified by the Township Planning
Commission and/or Supervisors:
(a)
Name and address of the owner and/or applicant and a statement
that the applicant, if not the owner, has the permission of the owner
to make application and act as agent for the owner.
(b)
Legal description, street address, and other identifying data
concerning the site.
(c)
A description of the precise nature of the proposed use and
its operating characteristics, and measures proposed to make the use
compatible with other properties in the vicinity. This data shall
include a complete description of proposed supervision procedures
and policies.
(d)
A dossier on the organization and all principals involved in
any manner with the control, establishment and operation of the facility
for which the application is being made, including organizational
structure, financial status, experience, qualifications, references
and any pertinent documentation deemed necessary by Township officials
to evaluate the application.
(e)
A site plan showing proposed development of the site, including
topography, building locations, parking, traffic circulation, usable
open space, landscaped area, and utilities and drainage features.
(f)
Preliminary building plans and elevations sufficient to indicate
the dimensions, general appearance, scale and interior plan of all
buildings.
(g)
Such additional material as may be prescribed or that the applicant
may submit pertinent to the application and to the findings prerequisite
to the issuance of a conditional use permit.
(2)
All uses in conjunction with a conditional use permit issued by the
Township Supervisors pursuant to this section shall comply with the
following:
(a)
Compliance with any and all local, state, county and federal
laws and regulations relating to the approval, development and operation
of the facility.
(b)
The correction within the time specified of any violation by
the facility owner or operator of any local, county, state or federal
law, regulation, rule or enforcement order or any condition to any
permit, license or authorization of authority issued in connection
with the facility.
(3)
The applicant shall obtain, as required, from each appropriate local,
county, state and federal regulatory agency or authority, a permit
issued in accordance with all applicable regulations for the proposed
use. In the event any required permits have not been issued at the
time Township zoning approval is requested, the zoning approval shall
be expressly conditioned on the granting of necessary permits. At
the time of making application to such local, county, federal or state
authorities, the applicant shall file with the Township Secretary
a copy of each state or federal application with supporting documentation
for the proposed use.
(4)
All facilities shall be served by public water facilities as provided
by a duly constituted water authority consistent with all rules and
regulations thereof.
(5)
In the absence of public sanitary sewerage facilities, a central
private sewage disposal processing plant shall be established to serve
all planned site requirements. Plans for said facility shall be approved
by the Pennsylvania Department of Environmental Protection prior to
conditional use approval under the terms of this chapter.
(6)
The site shall be a minimum of five contiguous acres and shall meet all requirements specified in § 260-43 of this chapter.
(7)
Institutional facilities and hospitals shall comply with the then
current editions of the BOCA National Fire Prevention Code and the
BOCA National Building Code and with the Pennsylvania Fire and Panic
Act and regulations promulgated pursuant to that Act.
B.
Motel, hotel.
(1)
These establishments may have related facilities such as restaurants,
auditorium spaces, swim club areas and similar functions. All such
related facilities available to other than registered guests shall
require additional parking facilities as prescribed in this chapter
for public assembly facilities.
(2)
In addition to the regulations governing the C-2 District, establishments
shall be subject to the following additional safeguards and regulations:
(a)
No operation providing five or more guest rooms shall be conducted
on a lot of less than two acres.
(b)
Establishments shall be serviced by and connected to a water
system regulated by the PUC and approved by PADEP and a municipal
sewage system or a sewage treatment system approved by PADEP.
(c)
Front, side and rear yards that are not permanently paved shall
be landscaped and maintained year round.
(d)
Units, or parts and amenities thereof, shall be placed no closer
than 50 feet of any property line.
(e)
The required side clearance between separate buildings shall
not be less than 20 feet, and the clearance between the front or rear
of units shall be a minimum of 50 feet.
(g)
Every application for a permit shall be accompanied by a plan
showing as a minimum:
C.
Retail shopping center/plaza. A combination of retail commercial
and service uses situated on a common site and designed as an integral
retail center:
(1)
The proposed site shall not be less than five acres in size, meet
Act 537 and all local sewerage requirements, be under single ownership
or control and shall be developed as a single entity. Permitted uses
shall be limited to those uses specified for C-2 Districts under the
provisions of this chapter for use by right.
(2)
Off-street loading, parking and signs shall be provided and developed consistent with the requirements of Articles XV and XVI of this chapter. The following area and bulk requirements shall apply.
(a)
Site size: 217,800 square feet (five acres).
(b)
Site width: 150 feet, minimum.
(c)
Site coverage: 40%, maximum.
(d)
Distance between building: 30 feet, minimum.
(e)
Building setback line: 100 feet, minimum.
(f)
Side yards: 50 feet, minimum.
(g)
Rear yards: 50 feet, minimum.
(h)
Paved areas: 60%, maximum.
(i)
Building height: 45 feet.
(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.
(i)
Such other information as may be required by the Board of Supervisors,
the Planning Commission and the official subdivision regulations.
E.
Mini warehouse.
(1)
No business activities other than rental of storage units and attendant
administrative functions shall be conducted on the premises.
(2)
All storage shall be accommodated indoors in permanent on-site buildings
designed for storage purposes. No temporary structures, portable units,
containers or similar arrangements shall be permitted.
(3)
No activities, such as miscellaneous or garage sales, shall be conducted
on the premises.
(4)
The servicing or repair of vehicles, boats or equipment shall not
be conducted on the premises.
(5)
The operation of a mini warehouse shall in no way be deemed to include
a transfer and storage business.
(6)
A landscaped strip of at least 10 feet in width shall be provided
along the entire perimeter of the property. Landscaping shall consist
of a variety of evergreen plant materials consisting of trees, shrubs
and suitable ground covers. All vehicular and pedestrian ways shall
be paved with asphalt or concrete. Remaining areas of the site shall
be planted with grass or otherwise suitably landscaped and maintained.
No uses are specified for approval as special exceptions in
the C-2 Highway Commercial District.
The following requirements shall apply in C-2 Highway Commercial
Districts:[1]
[1]
Editor's Note: The Table of Lot, Area and Dimensional Requirements
for C-2 Highway Commercial Districts is attached to this chapter.
