[Ord. 21A, 9/2/1982, § 11.01]
The regulations of this district are designed to accommodate
commercial activity within the Township. Since these enterprises are
for the most part dependent upon traffic generated by a major thoroughfare,
these uses are grouped together to facilitate shopping and access
via automobile. The requirements contained in this Part are designed
to promote safe and expedient conveyance of the resulting high traffic
volumes.
[Ord. 21A, 9/2/1982, § 11.02; as amended by Ord.
44, 6/11/1998; and by Ord. 2010-21, 8/12/2010, § 1]
1.
Permitted Uses.
A.
Stores for the retailing of all consumer goods not otherwise prohibited
by law.
B.
Multiple commercial use complexes and shopping centers, provided
that the following conditions are met:
(1)
The multiple commercial use complex or shopping center shall
consist of a group of two or more commercial uses, planned, designed,
and constructed as one principal structure. Each commercial establishment
within the complex shall share at least one party wall with another
establishment.
(2)
The minimum lot size shall be determined by the total gross
floor area of the principal structure, according to the following
table:
[Amended by Ord. No. 2022-9, 7/14/2022]
|
Total Gross Floor Area
|
Minimum Lot Area Required
|
|---|---|
|
0 to 20,000 square feet
|
1 1/2 acres
|
|
20,001 to 40,000 square feet
|
2 acres
|
|
Greater than 40,000 square feet
|
2 acres plus 1 acre for each 15,000 square feet (or fraction
thereof) in excess of the initial 40,000 square feet of floor area
|
C.
Personal service shops including barber shops, beauty parlors, tailors,
shoe repair, dry cleaning, laundromats, etc.
D.
Medical and dental clinics and laboratories.
E.
Banks, savings and loan associations, finance agencies and other
offices providing business or professional services.
F.
Messenger, dispatch, express and courier services.
G.
Taxi and bus passenger stations, transfer trucking facilities.
H.
Mortuary and undertaking establishments.
I.
Indoor amusement enterprises such as arenas, bowling alleys, dance
halls and other recreation or entertainment establishments.
J.
Drive-in movie theaters.
K.
Restaurant facilities of all types, including drive-in, drive-through
or fast-food, tea rooms, cafes, and other places serving food or beverages,
including private, membership, or social clubs and beverage distribution
centers.
L.
Printing and publishing firms.
M.
Shops for contractors, plumbers, heating, painting and upholstering
specialists.
N.
Hotels, motels and boardinghouses.
O.
Commercial greenhouses.
P.
Automobile dealers and automobile washes.
Q.
Gasoline stations and repair garages subject to the following regulations:
(1)
No repair work shall be performed out of doors.
(2)
All automotive parts, dismantled and derelict vehicles, and
similar articles shall be stored only within an enclosed building.
(3)
All gasoline and petroleum pumps shall be located outside of
buildings, no less than 35 feet from any street right-of-way line
or property line.
(4)
All fuel, oil, or similar combustible petroleum product storage
tanks shall be located under ground at least 35 feet from any street
right-of-way or lot line.
R.
Day-care centers, as regulated in § 27-1423, Subsection 2D, of this chapter.
[Amended by Ord. 2017-07, 9/14/2017]
S.
Municipal buildings and facilities, including emergency or law enforcement
services facilities, sewage and water pumping stations, reservoirs
and similar structures.
T.
All other uses which, in the opinion of the Zoning Officer, are similar to the above uses and in harmony with the intent of the regulations for this district. When a proposed use is not sufficiently similar to enable the Zoning Officer to make a ruling, the Zoning Hearing Board may make a determination as authorized in § 27-406 of this chapter.
U.
Short-term rentals, subject to the following conditions and criteria:
[Added by Ord. No. 2021-5, 4/8/2021]
(1)
A minimum lot size of one acre with an approved and operating on-lot
sewage system or connection to public sewer. If not served by a public
sewer system, evidence that the sewer system is adequate to serve
the maximum number of occupants of the short-term rental unit. The
number of bedrooms permitted for a short-term rental shall not exceed
the number of bedrooms approved for the dwelling unit on the sewage
permit issued for such property. Where there is no sewage permit on
record, the short-term rental shall be limited to three bedrooms unless
proof is provided to the Sewage Enforcement Officer that the septic
system is adequate to handle additional flows. Any short-term rental
advertising more than five bedrooms shall provide proof that the septic
system is adequate to handle such flows by having the system approved
by the Sewage Enforcement Officer, or by providing a septic permit
previously issued by a Sewage Enforcement Officer. If a sewage system
malfunction occurs, short-term rental of the dwelling unit shall be
discontinued until the malfunction is corrected in accordance with
Township and Pennsylvania Department of Environmental Protection requirements.
(2)
An adequate and safe water supply to the property. If not served
by public water, then the owner shall provide annual proof that a
potable water supply is available for the short-term rental unit.
(3)
Fully functioning bathing, toilet and kitchen facilities.
(4)
An operating smoke detector in each bedroom, outside each bedroom
in the common hallways, and on each floor.
(5)
An operating carbon monoxide detector for any open flame (oil or
gas) furnace or gas fireplace and in any attached garage.
(6)
An operating fire extinguisher in any kitchen.
(7)
GFCI outlets located within six feet of any water source, including
but not limited to all sinks, sump pumps, etc., and all electrical
outlets must have approved covers.
(8)
Aluminum or metal exhaust from any dryer, if provided.
(9)
All parking shall be designated on said property and there shall
be no on-street parking permitted at any time. No recreational vehicles,
campers, buses or other large vehicles may be parked on the short-term
rental property at any time, unless otherwise authorized by the Board
of Supervisors.
(10)
The maximum overnight occupancy of a short-term rental is as follows,
unless otherwise authorized by the Board of Supervisors:
|
Number of Bedrooms
|
Maximum Number of Occupants
|
|---|---|
|
2
|
8
|
|
3
|
10
|
|
4
|
12
|
|
5
|
14
|
|
The maximum number of day guests allowed at any one time, in
addition to the overnight occupants, shall be 50% of the maximum overnight
occupancy of the short-term rental. No tents are permitted, and outdoor
overnight sleeping of tenants or guests is prohibited.
| |
(11)
The owner shall apply and receive a permit to operate a short-term
rental from the Township. The application shall require that the owner
provides sufficient information for confirmation that the short-term
rental unit meets the requirements of this Part, and said application
criteria, process and procedure shall be established by resolution.
Any existing short-term rental unit, as of the adoption of this Part,
shall provide certification from Lebanon County verifying an established
and registered short-term rental unit. The Board of Supervisors may
establish a permit fee for any short-term rental unit by resolution.
(12)
The owner shall identify a local designated agent who shall have
access and authority to assume management of the property and take
remedial measures. The local designated agent must reside within the
Township, or within 15 miles of the property. An owner who resides
within the Township, or within 15 miles of the property, may designate
himself/herself as the local designated agent. The local designated
agent shall respond to the Township or the police after being notified
by such official of the existence of a violation of this Part or any
disturbance requiring immediate remedy or abatement. If the local
designated agent is not the owner, this individual shall immediately
advise the owner of any notification of a violation. The local designated
agent and contact information shall be updated annually with the Township.
V.
Medical marijuana dispensary, provided the following conditions are
met:
[Added by Ord. No. 2022-9, 7/14/2022]
2.
Special Exception Uses. Upon approval by the Zoning Hearing Board, the following special exception uses are permitted provided that the use complies with the conditions listed herein and the applicable requirements specified in Part 22 of this chapter:
A.
Automobile body shops, provided that the following conditions are
met:
(1)
All work shall be conducted indoors.
(2)
Paint booths shall be adequately filtered and vented to minimize
exhaust of noxious fumes.
(3)
Flammable and/or combustible materials shall be stored within
a fireproof enclosure within the principal structure or within an
accessory building located no less than 50 feet from any lot line.
(4)
Outdoor storage of auto parts or equipment shall not be permitted
at any time.
B.
Lumber, coal and fuel distribution yards, provided that the following
conditions are met:
(1)
All principal and accessory buildings, storage areas, scales,
distribution areas, and parking facilities shall be a minimum of 100
feet from any lot line or street right-of-way line.
(2)
Fuel storage tanks shall be placed underground at least 50 feet
from any lot line or street right-of-way line or above ground at least
100 feet from any lot line or street right-of-way line.
3.
Conditional Uses. Upon approval by the Board of Supervisors, the following conditional uses are permitted, provided the use complies with the conditions listed herein. Additionally, the applicable requirements of § 27-1104 of this Part shall also apply:
A.
Adult Business Uses. Within the C-1 District, adult uses are permitted
by conditional use, subject to the following criteria:
(1)
All adult businesses shall be located at least 2,500 feet from
a school, 1,500 feet from a church and 500 feet from any dwelling.
(2)
All adult businesses shall be completely screened by an evergreen
landscape buffer two rows deep and at least six feet in height at
the time of planting as approved by the Planning Commission.
(3)
A plot plan showing the separation distance as required ins Subsection 3A(1), above, and the landscape buffer as required in Subsection 3A(2), above, shall be prepared by a registered land surveyor licensed to practice in the Commonwealth of Pennsylvania. The plan shall be sealed by the surveyor as to the accuracy of the measurements.
(4)
There shall be no outward appearance of the use. Signs, lights,
objects, sounds or other displays depicting the use are prohibited.
(5)
When granted, the conditional use permit is valid for one calendar
year and is renewable upon payment of a conditional use permit renewal
fee as established by the Board of Supervisors and proof of continued
compliance with the above criteria.
[Ord. 21A, 9/2/1982, § 11.03; as amended by Ord.
44, 6/11/1998]
1.
All of the above listed uses must be non-objectionable in terms of
smoke or dust emission, odors, noise, heat, vibration, visual impact,
or glare, and shall not be injurious or have an adverse effect on
adjacent areas or the Township as a whole.
2.
Should the Zoning Officer feel there is any possibility of the above
mentioned dangers, the applicant must prove the contrary to the Zoning
Hearing Board as an administrative review procedure before a permit
is issued.
[Ord. 21A, 9/2/1982, § 11.04; as amended by Ord. 2015-05, 8/13/2015; and by Ord. No. 2022-9, 7/14/2022]
A lot area, lot width, lot coverage, yard depth and building height satisfying the requirements of the following table, unless otherwise specified heretofore in §§ 27-1102 and 27-1105, shall be provided for every dwelling unit and/or principal nonresidential building or use hereafter erected, altered, or established in this district.
|
District Requirements
| ||||||
|---|---|---|---|---|---|---|
|
Lot Requirements
|
Yard Requirements
| |||||
|
Minimum Lot Area
|
Minimum Lot Width
|
Maximum Lot Coverage
|
Front
|
One Side
|
Total Sides
|
Rear
|
|
1 1/2 acres
|
200 feet
|
50%
|
60 feet
|
30 feet
|
60 feet
|
30 feet
|
[Ord. 21A, 9/2/1982, § 11.05]
Off-street parking and loading shall be provided in accordance with Part 16 of this chapter.
[Ord. 21A, 9/2/1982, § 11.06]
Signs shall be permitted in accordance with Part 17 of this chapter.
[Ord. 21A, 9/2/1982, § 11.07]
The supplementary district regulations in Part 14 shall apply,
where applicable, as additional requirements for this district.
[Ord. 21A, 9/2/1982, § 11.08]
The environmental and energy requirements in Part 15 shall apply,
where applicable, as additional requirements for this district.
