The C2 Adaptive Re-Use Commercial District represents the adaptive re-use of single-family dwelling and larger residential structures along King Street for commercial and business uses. This development differs in scale and character to that of the other areas along the King Street business corridor. The purpose of this zoning district is:
A. 
To allow for the preservation and maintenance of these former residences through permitting their continued commercial use;
B. 
To protect the historic character of the Borough through permitting a diversity of uses and encouraging economically viable uses for these structures.
A building may be erected or used and a lot may be used or occupied for any one of the following principal uses, and no other:
A. 
Uses by right. The following uses are permitted by right in this district:
(1) 
Retail store.
(2) 
Restaurant, bakery, ice cream shop or similar establishment, which may include an outdoor cafe, provided that any outdoor cafe area is not within a public right-of-way.
[Amended 11-16-2021 by Ord. No. 2021-9]
(3) 
Personal service shop, such as a barber shop, beautician or clothes cleaner and pressing pick-up point, but not including laundry, dry cleanings or clothes pressing establishment.
(4) 
Retail service shop, such as a butcher shop, custom tailoring shop, framing shop, jewelry shop or similar establishment.
[Amended 11-16-2021 by Ord. No. 2021-9]
(5) 
Business or professional office.
(6) 
Studio.
(7) 
Bank or similar financial institution.
(8) 
Upper floor dwelling unit, as per § 220-2423.
(9) 
Forestry, as per § 220-2204.
(10) 
Accessory use, as per § 220-2401B, C, and D.
B. 
Conditional uses. The following uses shall be permitted only upon the grant of conditional use approval from the Borough Council, subject to the terms of this article and of Article XXIX:
(1) 
Club or lodge, as per § 220-2407.
(2) 
Day-care center, as per § 220-2409.
(3) 
Dry cleaner.
(4) 
Outdoor cafe, partially or entirely within a public right-of-way such as a sidewalk or alley, as per § 220-2418.
[Amended 11-16-2021 by Ord. No. 2021-9]
(5) 
Tavern.
(6) 
Medical or veterinarian clinic.
(7) 
Bed-and-breakfast, as per § 220-2405.
(8) 
Funeral home, as per § 220-2411.
(9) 
Boarding house, as per § 220-2406.
A. 
Minimum lot area: 4,000 square feet.
B. 
Minimum lot width: 20 feet in width at the building line.
C. 
Minimum front yard: 25 feet.
D. 
Minimum side yards: Uses shall meet the following regulations:
(1) 
Detached buildings: there shall be two side yards, one on each side of the main building, neither of which shall be less than five feet wide.
(2) 
Semidetached building: there shall be one side yard which shall be at least five feet wide.
E. 
Minimum rear yard: 25 feet.
F. 
Maximum building coverage: 75%.
G. 
Maximum lot coverage: 90%.
H. 
Maximum building height: no building shall exceed three stories or 35 feet except minor structural elements, whichever is less. Mechanical equipment can exceed the thirty-five-foot height regulation by five feet but must be screened from view, subject to Article XXIII.
The following design standards shall apply to all uses, as applicable, in this zoning district:
A. 
Lighting, storage, buffering and screening shall be in accordance with Article XXIII.
B. 
Signage regulations shall be in accordance with Article XXVI.
C. 
Parking and loading shall be in accordance with Article XXV.
D. 
Nonconforming uses shall be in accordance with Article XXVII.
E. 
Natural resource protection standards shall be in accordance with Article XXII.
F. 
Olde Towne design standards should be followed in accordance with the Borough Subdivision and Land Development Ordinance.[1]
[1]
Editor's Note: See Ch. 181, Subdivision and Land Development.
G. 
The following access management regulations shall apply:
(1) 
Wherever possible, vehicular access to the property facing King Street shall be via a side street or rear alley in order to avoid additional curb cuts on King Street.
(2) 
Elimination of existing curb cuts on King Street is encouraged in order to reduce traffic conflicts.
(3) 
No new curb cuts on King Street shall be permitted unless the applicant demonstrates, by submission of a report by a qualified traffic engineer, that:
(a) 
No other adequate means of necessary vehicular access to the property is possible; and
(b) 
The additional curb cut will not increase traffic congestion, traffic conflicts or hazards to pedestrians.
H. 
Separate storage facilities for trash and for recyclable materials shall be provided in accordance with § 220-2404.
[Added 8-21-2007 by Ord. No. 2007-4]