A. 
In addition to the general goals listed in the statements of § 390-3, Purpose, and § 390-4, Community development objectives, it is the purpose of this district to encourage the continuation of the traditional mixed land use patterns of Ludwigs Corner, allowing in-fill development and a reasonable level of new development to occur, and to provide and require a unified and organized arrangement of buildings, signs, service and parking areas, together with adequate off-street circulation among neighboring businesses and harmoniously landscaped greenway land, planned and designed as an integrated unit and in a manner so as to provide an efficient, safe, convenient and attractive shopping and service area in an area of the Township accessible to a regional highway system.
B. 
In the PC/LI Planned Commercial/Limited Industrial District, the following regulations shall apply.
A. 
Uses by right. A building may be erected, altered or used, and a lot or premises may be used by right for any one of the following principal uses and no other:
(1) 
Retail establishments for the sale of dry goods, drugs, food, jewelry, variety and general merchandise, hardware, household furnishings and supplies, instruments, electronic equipment and appliances, including video rentals, repair service, and job printing, except as otherwise noted in § 390-53B, Conditional uses, and § 390-53C, Uses by special exception.
(2) 
Personal service shop, including barber, beauty salon, shoe repair, tailor, dressmaking, and laundry and dry cleaning pickup service.
(3) 
Restaurant, tearoom, cafe, diner, ice cream parlor, confectionery or other place serving food or beverage. This category of uses permitted by right shall not include fast-food restaurants in freestanding, single-use buildings, serving quick meals in readily disposable containers in a manner that makes it convenient for the food to be consumed away from the premises. Also excluded are premises whose primary business is the serving of alcoholic beverages.
(4) 
Business, professional or medical office; bank, savings and loan association, or other financial institution; or real estate sales office.
(5) 
Private cafeteria or lunchroom facilities as an accessory use to any professional or business establishment and for the exclusive use of its employees.
(6) 
Residential dwelling units as an accessory use in second- or third-floor locations.
(7) 
Bed-and-breakfast establishment or country inn offering overnight accommodations, not exceeding eight bedrooms or suites, and without music or entertainment. One off-street parking space shall be provided for every guest room.
(8) 
Retail commercial nursery.
(9) 
Low-intensity recreation use area.
(10) 
Municipal building or use.
B. 
Conditional uses. Any one of the following uses may be permitted as a conditional use when authorized by the Board of Supervisors, subject to the standards set forth herein and in § 390-219 of this chapter:
(1) 
Sale and repair of new automobiles, motorcycles, vehicles, boats, machinery and equipment, including the sale and repair of used automobiles, boats, machinery and equipment as an accessory to new sales.
(2) 
Sales of used automobiles, motorcycles, vehicles, boats, machinery and equipment.
(3) 
Gasoline service station and/or convenience store, in accordance with the standards contained in § 390-150 of this chapter.
(4) 
Business office for sales promotions, demonstration of equipment, and showing of samples, including the warehousing of merchandise on the premises for sale, exchange or delivery thereon.
(5) 
Retail or wholesale establishment for the sale of plumbing or heating equipment and supplies, sale of construction equipment, excavation or landscaping business, lumberyard, or substantially similar uses (with respect to their traffic generation, operating characteristics and community impact), including the customary storage and work yards incidental thereto when completely visually screened by a fence, wall or planting screen per the requirements of § 390-139 of this chapter.
(6) 
Automatic self-service laundry and dry cleaning establishment, and diaper cleaning services, with certificates of approval by the appropriate public health, fire safety officer, and other governmental agencies having jurisdiction thereover, including but not limited to water consumption, wastewater disposal and safety regulations.
(7) 
Fast-food restaurants in freestanding, single-use buildings, serving quick meals in readily disposable containers in a manner that makes it convenient for the food to be consumed away from the premises, provided that:
(a) 
Any conflicts between pedestrian and vehicular traffic shall be minimized. Pedestrian crosswalks within the site shall be clearly marked.
(b) 
If drive-through service is provided, the following additional standards shall apply:
[1] 
The total stacking length of any drive-through lane shall be 160 feet.
[2] 
Drive-through aisles shall be prohibited from exiting directly onto a public road or highway. Drive-through aisles shall lead into a parking area within the site.
[3] 
Outdoor speakers shall be located at least 50 feet from any property line bordering residential uses or districts and shall be screened with a solid fence and plantings at least six feet in height.
[4] 
Drive-through entrances and exits shall be located at least 300 feet from an intersection or driveway.
(c) 
The restaurant shall conduct a litter collection program at least daily to remove any litter originating from the establishment within 500 feet of the property.
(8) 
Manufacturing from previously prepared materials the following products: apparel and other finished products made from fabrics and similar materials; furniture and fixtures; publishing and allied industries; electrical and electronic machinery, equipment and supplies; measuring, analyzing, and controlling instruments; photographic, medical and optical equipment, watches and clocks.
(9) 
Medium- to high-intensity recreation use, provided that:
(a) 
If the recreational activity is to be conducted outdoors:
[1] 
No lighting shall be installed other than that required for illumination of parking areas and driveways per § 390-141 of this chapter.
[2] 
Hours of operation shall be limited to daylight hours.
[3] 
No public address systems with outdoor speakers shall be allowed.
(b) 
If the recreational activity involves the use of objects which have the potential of traveling off site, adequate screening or netting shall be installed to protect adjacent properties and roads.
(c) 
Uses shall not create any nuisances for adjacent properties.
(d) 
All high-intensity outdoor recreation uses shall be set back at least 200 feet from all lot lines. Medium-intensity recreation uses shall be set back at least 50 feet from all lot lines.
(e) 
Screening and buffering shall be installed along all property boundary lines with neighboring residential uses or residentially-zoned properties to protect the neighboring residential use from noise, light and other disturbances.
(f) 
The applicant shall establish that parking facilities will be sufficient to provide on-site parking for the maximum anticipated use. The intensity of the use of the facilities shall be restricted to the on-site parking provided, except to the extent that the applicant provides the Township with a shared parking agreement executed between it and another landowner.
(10) 
Veterinary clinics and small boarding kennels, provided that:
(a) 
Such clinics and kennels shall comply with the standards and licensing requirements of the Pennsylvania Dog Law[1] and Title 7, Part II, Chapter 21 of the Pennsylvania Code.
[1]
Editor's Note: See 3 P.S. § 459-101 et seq.
(b) 
The maximum number of animals shall not exceed 20. All animals shall be housed or contained within indoor accommodations. No outdoor pens or runs shall be allowed by right in the Planned Commercial/Limited Industrial District.
(c) 
The housing of animals outside shall be prohibited.
(d) 
In addition to the landscaping and screening requirements of § 390-106 of this chapter, all buildings where animals are housed shall be fully screened with a solid masonry wall and a continuous planting screen of evergreens, each of which shall be a minimum of six feet in height, to minimize noise onto adjacent properties. In addition, any building containing overnight accommodations for animals shall not be closer to any property line than 100 feet.
(e) 
Animal waste storage facilities shall meet the setback requirements for buildings containing overnight accommodations for animals [see Subsection B(10)(d) above].
(f) 
The operation shall be designed and conducted so that animal wastes are confined to the lot on which they originate or are stored. In rooms used for overnight accommodations, floors shall be cleaned with a disinfectant at least daily and wastewater shall be directed into subsurface drainage facilities located on the property, meeting all applicable county and state requirements.
(g) 
Wastes shall be removed from the premises on a daily basis or stored in closed containers with tight-fitting lids and emptied at least weekly. All wastes shall be disposed of in an approved sanitary landfill or solid waste disposal facility. The land application or incineration of animal wastes shall be prohibited in this district.
(h) 
The design and construction of animal waste storage facilities shall be in accordance with United States Department of Agriculture Natural Resources Conservation Service standards.
(11) 
Wagering and gambling facilities.
(12) 
A combination of uses permitted by right, conditional use, or special exception use under this district.
(13) 
Uses not specifically provided for herein, provided that the use meets the performance standards of § 390-156 of this chapter.
C. 
Uses by special exception. Any one of the following uses may be granted as a special exception, when authorized by the Zoning Hearing Board, subject to the standards of §§ 390-156 and 390-228 of this chapter:
(1) 
Automotive services, including engine repair, body shops, lubrication, wheel alignment, muffler replacement, and car washes.
(2) 
Kennels, provided that:
(a) 
Such kennels shall comply with standards and licensing requirements of the Pennsylvania Dog Law and Title 7, Part II, Chapter 21 of the Pennsylvania Code.
(b) 
The maximum number of animals accommodated in outdoor pens or runs shall not exceed 100.
(c) 
No outdoor run or pen shall be closer than 100 feet from any property line, except when located adjacent to a noncommercial use or district; in which case, the minimum buffer shall be at least 150 feet.
(d) 
The housing of animals outside shall be prohibited between 6:00 p.m. and 8:00 a.m.
(e) 
In addition to the landscaping and screening requirements of § 390-106 of this chapter, all outdoor pens and runs shall be fully screened with a solid fence or a masonry/stone wall and a continuous planting screen of evergreens, each of which shall be a minimum of six feet in height, to minimize noise onto adjacent properties. If the kennel is located adjacent to a noncommercial use or district, the subject property line shall also be fully screened in accordance with these standards, in addition to the screening required for outdoor pens or runs.
(f) 
Animal waste storage facilities shall meet the setback requirements for outdoor pens and runs per Subsection C(2)(b) above.
(g) 
Lots shall be graded so that animal wastes are confined to the lot on which they originate or are stored.
(h) 
Waste shall be removed from outdoor pens and runs on at least a daily basis, and stored in closed containers with tight-fitting lids, and emptied at least weekly. All wastes shall be disposed of in an approved sanitary landfill or solid waste disposal facility. The land application or incineration of animal wastes shall be prohibited.
(i) 
The design and construction of animal waste storage facilities shall be in accordance with United States Department of Agriculture Natural Resources Conservation Service standards.
(3) 
Communications towers, subject to the standards contained in § 390-167 of this chapter.
D. 
Accessory uses. The following accessory uses shall be permitted, provided that they are customary and incidental to any of the foregoing permitted uses:
(1) 
Commercial accessory uses customary to the above permitted commercial uses.
(2) 
Industrial accessory uses customary to the above permitted industrial uses.
(3) 
Communications antennas mounted on an existing public utility transmission tower, existing building or other existing structure, and communications equipment buildings, subject to the provisions of § 390-167 of this chapter.
A. 
Gross lot area. The minimum lot size shall be one acre for a single use and two acres for multi-use developments with a minimum of 20,000 square feet for each use within a multi-use development.
B. 
Front yard. There shall be a front yard on each lot, the depth of which shall be not less than 50 feet exclusive of parking area. Such areas shall be fully landscaped and shall not contain any parking spaces, outdoor storage or displays of merchandise, or accessory structures, except as may be specifically permitted by other provisions of this chapter. The front-yard setback may be reduced for compatibility with existing historic buildings, as long as required clear site distances and safety considerations are achieved.
C. 
Side yards. There shall be two side yards, neither of which shall be less than 50 feet in width; however, a side yard shall be 75 feet in width when abutting a residential use or district.
D. 
Rear yard. For principal buildings, there shall be a rear yard on each lot, which shall be not less than 25 feet in depth; however, a rear yard shall be 50 feet in depth when abutting a residential use or district. For accessory buildings or structures, there shall be a rear yard on each lot, which shall be not less than 10 feet in depth.
E. 
Lot coverage. Impervious coverage shall not exceed 50% of adjusted tract acreage.
F. 
Building coverage. Not more than 30% of the adjusted tract acreage may be occupied by buildings.
G. 
Accessory buildings. No accessory buildings or structures shall be situated within the front yard nor within 10 feet of any side or rear property line.
H. 
Height restrictions and objectives. No principal building or structure shall exceed 35 feet in height, and no accessory building shall exceed 25 feet in height. Although no minimum building height is specified, the construction of two-story buildings is encouraged in the PC/LI District in the interests of efficiency and compactness by allowing retail, service, office and residential uses on second floors in accordance with the provisions herein.
A. 
Minimum greenway land requirements. Parcels within the PC/LI Planned Commercial/Limited Industrial District shall be designed with at least 50% of their gross lot area as permanent greenway land of the following types:
(1) 
Civic commons or greens;
(2) 
Publicly accessible recreation areas, which may be accessory to other uses; or
(3) 
Land belonging to homeowners' associations, land trusts or the Township.
B. 
Of these three types of greenway land, no less than 25% of the greenway land shall be in the form of squares, commons, greens, or low- to medium-intensity recreation areas. Such squares, commons, greens or recreation areas shall be between 10,000 square feet and two acres in area, unless waived by the Township Board of Supervisors; and shall be designed as attractive gathering places for residents.
C. 
Any required greenway land that is privately owned (either individually, jointly, or by an organization) shall be permanently protected through conservation easements.
D. 
The required greenway land shall be located and designed to add to the visual amenities of the development and to the surrounding area, by maximizing the visibility of internal greenway land as terminal vistas at the ends of streets or along the outside edges of street curves, and by maximizing the visibility of external greenway land as perimeter greenway land. Perimeter greenway land shall be designated to provide buffers and to protect scenic views as seen from existing roadways and from public parks.
E. 
Greens or commons shall border on the principal street of the development or be located so as to constitute the "terminal vista" of that street. The type of trees and shrubs used shall be such that vistas through the open space are largely unobstructed. Greens shall be landscaped using elements of formal gardens, walkways, monuments, statues, gazebos, fountains, park benches, and pedestrian-scale lamp posts. No green or common shall contain more than 10% coverage by impervious surfaces.
F. 
Parcels utilizing the TDR and/or Route 100 Overlay District options of this chapter may reduce the minimum greenway land requirements of this section correspondingly.
G. 
Parcels within the PC/LI Planned Commercial/Limited Industrial District may reduce the minimum greenway land requirements of this section to 25% of gross lot area by paying a fee to the Township in lieu of providing such a greenway land. The decision to accept a fee-in-lieu offer by the applicant shall lie with the Board of Supervisors, which shall also establish the amount of the fee-in-lieu based on the Township's estimated cost of acquiring land that is similar in area and attributes that would better serve the public recreational needs. Any fees established shall be payable prior to issuance of building permits. All fees collected in lieu of greenway land shall be maintained in an interest-bearing Township open space capital reserve fund, which shall be used only for the acquisition of greenway lands or capital improvements for greenway lands and/or parks and/or recreational purposes within the Township at locations consistent with the Open Space Plan of the Township.
A. 
Parking: as required by § 390-135 of this chapter.
B. 
Access and highway frontage: as required by § 390-136 of this chapter.
C. 
Interior circulation and emergency access: as required by § 390-137 of this chapter.
D. 
Loading and unloading: as required by § 390-138 of this chapter.
E. 
Landscaping and screening: as required by § 390-139 of this chapter.
F. 
Storage: as required by § 390-140 of this chapter.
G. 
Lighting: as required by § 390-141 of this chapter.
H. 
Performance standards: as required by § 390-156 of this chapter.
I. 
Signs: as required by Article XXI of this chapter.
J. 
Outdoor display of merchandise: as required by § 390-162 of this chapter.
K. 
Village design standards: as required by § 390-142 of this chapter.