To restrict the type of uses, to group or consolidate compatible
commercial uses, and to avoid scattered or isolated commercial uses,
this chapter designates specific commercial classifications and areas
as follows:
A. C-1 Neighborhood. Small businesses to meet day-to-day needs for food and common household goods and services of nearby residents without adversely affecting residential properties. This may serve as a transitional district for property located on major streets or on the edge of residential neighborhoods. (See §
300-164.)
B. C-2 Community. Intermediate in size and function, to serve everyday
needs of customers, providing a wider variety of goods and services
than the neighborhood centers. This district permits limited retail
establishments which normally occur within shopping centers.
C. C-3 General. Large or region-serving facilities with possible mix
of commercial, governmental and cultural activities and generally
highway oriented. This district also permits automobile service business.
In Business Districts, the land and structures may be used and structures may be erected, altered, enlarged and maintained for the uses listed in this article. In the C-1 and C-2 Districts, each enterprise shall be conducted within an enclosed building unless otherwise specifically stated and shall conform to the performance standards of Article
IX. All commercial structures must be serviced by public water and sewers or acceptable sewer or water systems approved by DEP and other reviewing bodies.
(Including certain stated special exceptions. See Article
XVIII and §
300-164.)
A. C-1, C-2 and C-3 Districts.
(2) Barber shop or beauty shop.
(4) Clothes pressing or minor clothes repair.
(7) Dry-cleaning establishment.
(10)
Financial institution or enterprise.
(13)
Laundry; agency, hand- or customer-operated.
(14)
Meat markets, including groceries, fish and poultry, sales and minor dressing only. (See §
300-79.)
(17)
Neighborhood shopping center. (See §
300-46.)
(18)
Nursery stocking and sales.
(20)
Office, professional (architect, doctor, dentistry or medicine,
optician, engineer, lawyer and minister or priest).
(21)
Restaurant without bar and entertainment. Outdoor patio eating
area permitted, provided such is not detrimental to the area as determined
by the Board.
(22)
Retail store (convenience and nonmanufacturing), beverages,
books, confections, drugs, gifts, groceries, novelties, notions, periodicals,
tobacco and sporting goods. Sales and service of electrical appliances
including, but not limited to, radios, television and phonographs,
and auto parts.
(23)
Retail specialty building supply sales (regional in nature).
(28)
Single-family residence [see §
300-42A(1), Special exception uses].
B. C-2 and C-3 Districts (including certain special exceptions; see Article
XVIII and §
300-164).
(1) Amusement enterprises. (See §§
300-76,
300-81,
300-152 and
300-153), including pitch and putt, pool hall, bowling alley, trampolines and sales of same.)
(4) New automobile, boat, motorcycle, snowmobile, trailer sales and service; including sales of used vehicles in connection with sales of new vehicles only. No repair work to be performed on vehicles outside of enclosed buildings. (See §§
300-44A,
300-76, and
300-81.)
(5) Beverage distributors, both wholesale and retail.
(7) Clinic, dental or medical.
(8) Convenience food market (community oriented).
(11)
Laboratory, dental or medical.
(12)
Membership club with intoxicating beverages.
(14)
Recreation, commercial or private clubs, including outdoor tennis
courts. All outdoor activities subject to Zoning Hearing Board approval.
(15)
Restaurant with or without bar and entertainment. (See §
300-79B.)
(16)
Retail store (nonmanufacturing), appliances (minor), flowers,
hardware, sporting goods, tailoring, variety stores, wearing apparel,
pet sales and supplies.
(18)
Studio (broadcasting, music, dance and art.)
C. C-3 Districts (including certain special exceptions; see Article
XVIII and §
300-164.)
(1) Automobile, car washes and repair shops, provided such are not detrimental to the area as determined by the Board. (See §
300-44B.)
(2) Farm hardware and equipment sales.
[Amended 10-13-1997 by Ord. No. 9-1997]
(See also Article
XVIII.)
A. C-1, C-2 and C-3 Districts.
(1) Dwelling, one- or two-family may be in the same building with a permitted commercial use when owner and/or renter occupied, or in an accessory building if area and height and other requirements are met. Multifamily housing shall comply with the yard requirements for an R-3 District and the minimum lot area per family established in §
300-32. Any multifamily dwelling in a C-3 District shall be within 100 feet of an R-2 or R-3 District or existing multifamily dwelling. (See §§
300-97 and
300-136.)
(2) Educational, philanthropic or religious institutions. (See §§
300-47,
300-151.)
(4) Health care centers, clinic, including counseling. (See Article
VII and §
300-164.)
(5) Ice sales and storage (not more than five tons) may be an accessory
use if placed against the main building and ice sale signs are only
on sales unit or immediately adjacent wall.
(6) Land development projects, high-rise only. (See §
300-154.)
(7) Light manufacturing including sales and indoor display; manufacturing, repair and assembling (in building where made) of small electrical or mechanical machines and appliances; small musical and precision instruments; watches, toys and novelties; rubber and metal hand stamps; metal products of a light nature, including heating and ventilating ducts, cornices, eaves and the like; and also including plumbing, heating or electrical contracting businesses. Light manufacturing shall comply, at a minimum, with the lot, yard and land coverage requirements of an M-1 District. Light manufacturing in a C-1 or C-2 District shall not occupy over 50% of the ground floor area. (See §
300-164.)
(8) Limited enlargement of a nonconforming use. (See §
300-147.)
(9) Multifamily, high-rise apartment, single structure for either subsidized or conventional rental, sale or ownership, may be permitted as a special exception according to §
300-154.
(10)
Public utility corporation buildings, structures, facilities and installations. (See §
300-155.)
(12)
Telephone booth may be an accessory use if placed against the
main building and signs are only on unit or immediately adjacent wall.
(13)
Microbreweries, wineries and microdistilleries are permitted
as special exception uses in the C commercial (C-1, C-2, and C-3)
zoning districts subject to Pennsylvania Liquor Control Board (PLCB)
requirements. Additionally, microbreweries, wineries, and microdistilleries
shall be set back 200 feet from other PLCB licensees and 300 feet
from schools, public playgrounds, churches, religious institutions,
hospitals and charitable institutions.
[Added 4-11-2016 by Ord.
No. 1-2016]
B. C-2 and C-3 Districts.
(1) Drive-in business excluding gasoline service stations and drive-in theaters. (See §
300-74.)
C. C-1 and C-2 Districts.
(1) Unit group building development (neighborhood shopping center).
(a)
Uses are those that are otherwise allowed in the C-1 or C-2
Districts.
(b)
The area and height requirements shall be met. (See §
300-43A and
B for C-1 District, see §
300-43A and
C for C-2 District.)
(c)
Off-street parking requirements shall be met.
(2) Minor automobile repair (permitted in C-2 areas as a special exception; permitted in C-1 areas that are adjacent to C-2 and C-3 areas as a special exception) and car washes. (See §
300-44.)
[Added 4-8-2013 by Ord.
No. 1-2013]
E. C-3 Districts.
(1) Cultural centers. (See Article
VII.)
(3) Department or variety store of a state or nationwide chain.
In the C-3 Districts, the Zoning Hearing Board may permit the erection or use of a structure for a use permitted in the district on a lot or parcel which does not meet the area standards established in §
300-43A(9), provided, that adjacent lots within the C-3 District have been developed for commercial uses on an individual basis and not according to the area and facilities standards established for neighborhood shopping centers. Area and height requirements for uses permitted under this section shall be the same as for all other uses in the C-3 Districts which are not located within a neighborhood or regional shopping center.
(See also Article
XVIII.) In a unit group building development in the C-3 Districts, the Zoning Hearing Board may permit the construction or use of buildings or unit group buildings, provided:
A. The required front yard, parking and access roadway are provided,
and in addition, the depth of front and rear yards and the width of
side yards, where abutting streets, shall be increased at the ratio
of six inches per acre or portion thereof, provided no such yard exceeds
a depth or width of 30 feet.
B. Additional parking areas are provided elsewhere on the lot in the
ratio of one parking space per 200 square feet of building floor area
in excess of the permitted floor area.
C. The required additional parking shall be accessible to a customer approaching from the highway and shall be constructed in accordance with the requirements of §§
300-44C(5)(a).
D. There shall be submitted with the application a market analysis of
the potential service area, prepared by an individual or an organization
indicated by documentary evidence as qualified to make such an analysis.
The analysis shall include data on population, income and buying habits
of the people.
E. The use, an integral part of which is "planned," shall be a regional
or neighborhood shopping center proposed by the landowner to be developed
as a single entity for a number of businesses. The proposed structures
shall not cover more than 30% of the total gross area of the site
proposed for ultimate development.
F. The Planning Commission shall determine that the proposed use is
related to its potential service area and is in keeping with principles
of the adopted master plan.
(See also Article
XVIII.) An elementary or secondary school or institution of higher learning, public or private, nonprofit, may be permitted in any of the Commercial Districts in accordance with the regulations specified in this section:
A. The height of main buildings may be, but shall not exceed two stories
or 30 feet, except that this height limitation may be exceeded if
all required yard widths are increased by one foot for every foot
by which a building exceeds 30 feet in height.
B. Minimum yard requirements shall be:
(1) Front yard depth: 30 feet.
(2) Side yard widths: 40 feet.
(3) Rear yard depth: 60 feet.
C. Building coverage shall not exceed 15% of the total lot area.
D. Playgrounds, play fields and other active recreation facilities shall
not extend into required front or side yards or closer than 30 feet
to a rear lot line; and no secondary school athletic facility involving
spectators (except a gymnasium or auditorium completely enclosed within
a building) shall be located closer than 200 feet from any residential
property lines.
E. Fences or planted buffer strips shall be as provided in §
300-93 or as determined by the Planning Commission to be necessary for safety purposes or to minimize possible adverse influences upon abutting or adjacent property.
F. If students or teachers are to be housed on the site, the lot area devoted to housing shall be not less than prescribed for housing in conjunction with churches in §
300-151B.
G. Minimum distances between buildings shall not be less than prescribed
in § 300-151C.
H. Adequate off-street parking as determined by the Board, but no less than one space per employee, shall be provided to accommodate vehicles of the maximum number of teachers, students and others using the premises at any one time, and adequate loading space shall be provided to permit off-street loading and unloading of students. (See §§
300-91 and
300-92.)
I. See §
300-151 for other applicable provisions.
A drive-in theater is permitted in the C-3 District, provided:
A. Off-street parking, in addition to patron spaces, be provided on site at a ratio of one space for every two employees. No other automobile parking facilities under the provisions of §
300-39 shall be required.
B. There shall be no structure other than an enclosure fence within
50 feet of any site boundary line, and the theater screen shall be
located not less than 100 feet from any national or state highway,
major or collector street or property in an R District, and not facing
such highway or property unless the face of the screen is not visible
because of natural or artificial barriers.
C. The height of the theater screen may be, but shall not exceed, a
height of 100 feet.
D. There must be individual car sound speakers, but low-volume speakers
may supply sound from refreshment stands and other service areas.
E. There may be accessory uses and structures incident to the theater
operation such as refreshment stands and toilet facilities, provided
they serve only the patrons within the theater enclosure.
F. An overall site plan shall be presented for Planning Commission review
and approval showing, in particular, the screening and buffering from
adjacent properties directly affected by possible noise, lights or
visual projections.