A. 
Planned Commercial 2 (PC-2). The Planned Commercial 2 District is intended to provide for a wide range of limited commercial and service type uses in and along the Bethlehem Pike corridor. The uses and standards within the PC-2 District are intended to create complementary, low-intensity commercial development.
B. 
Within the PC-2 District, a building may be erected, altered or used, and a lot or premises may be used when in conformance with the conditions of this article and the specific use, area and design regulations of this district.
A. 
Uses permitted by right. [NOTE: Single-Family Detached Dwellings (Use B1) existing in the PC-2 District at the time of the adoption of this chapter shall, for all purposes, be treated as permitted, not nonconforming, uses. It is the intent of this chapter to eliminate the need for the owners of the existing dwellings to obtain special relief in order to make additions to, or to add accessory buildings to their residential properties where the only reason for special relief would be the nonconformity of the single-family detached dwelling use.]
[Amended 10-19-2011 by Ord. No. 207]
(1) 
A4 Kennel.
(2) 
A7 Forestry.
(3) 
C1 Place of Worship.
(4) 
C3 Commercial School.
(5) 
C4 Library or Museum.
(6) 
C5 Private Outdoor Sports Facility.
(7) 
C6 Public Recreation Area.
(8) 
C8 Private Organization or Club.
(9) 
C9 Day-Care Center.
(10) 
C13 Municipal Building.
(11) 
D1 Office.
(12) 
D2 Medical Office.
(13) 
D3 Veterinary Office or Clinic.
(14) 
D4 Office Park.
(15) 
E1 Retail Trade and Retail Service.
(16) 
E3 Financial Establishment.
(17) 
E4 Eating Place.
(18) 
E5 Eating Place, Drive-Through and/or Fast Food.
(19) 
E6 Repair Shop.
(20) 
E7 Motel or Hotel.
(21) 
E8 Motor Vehicle Fuel Station.
(22) 
E9 Convenience Store.
(23) 
E11 Auto Repair.
(24) 
E12 Car Wash.
(25) 
E14 Village Shop.
(26) 
E15 Funeral Home.
(27) 
E20 Tavern.
(28) 
E21 Private Indoor Sports Facility.
(29) 
E22 Amusement Hall and Arcade.
(30) 
E23 Theater.
(31) 
E25 Outdoor Motion-Picture Establishment.
(32) 
E27 Dwelling in Combination with a Business.
(33) 
F2 Emergency Services.
(34) 
G4 Contractor Services.
(35) 
G14 Crafts.
B. 
Uses permitted by conditional use.
(1) 
E18 Mini Storage.
(2) 
F4 Cellular Telecommunications Facility.
(3) 
F5 Airport, Heliport, Airfield, and Gliderport.
(4) 
H19 Temporary Community Event.
C. 
Uses permitted by special exception.
(1) 
E28 Off-Premises Sign.
(2) 
F1 Utilities.
D. 
Permitted accessory uses.
(1) 
H1 Home Occupation.
(2) 
H2 Residential Accessory Structure.
(3) 
H3 Outside Storage or Display.
(4) 
H4 Temporary Structure and Vehicle.
(5) 
H5 Swimming Pool.
(6) 
H6 Recreational Vehicle.
(7) 
H7 Spa/Hot Tub.
(8) 
H8 Accessory Apartment for Family Member.
(9) 
H10 Temporary Outdoor Eating.
(10) 
H11 Accessory Drive-Through Facility.
(11) 
H12 Wind Energy Conversion System.
(12) 
H13 Radio, Television, and Paging Tower, Flagpole, and Dish and Microwave Antenna.
(13) 
H17 No-Impact Home-Based Business.
(14) 
H18 Nonresidential Accessory Building.
(15) 
H20 Solar Energy System.
All uses shall comply with the area and dimensional requirements listed in this section, unless a greater area or dimensional requirement is stated in § 450-1604, Use regulations, for the specific use, in which case the requirements of § 450-1604 shall apply.
A. 
Maximum impervious surface ratio: 60%.
B. 
Minimum lot area: 20,000 square feet.
C. 
Minimum lot width: 100 feet.
D. 
Maximum building height: 35 feet.
E. 
Minimum front yard: 25 feet.
F. 
Minimum side yard: 15 feet.
G. 
Minimum rear yard: 50 feet.
The purpose and intent of this section is to maximize the functional capacity and maintain level of service; to minimize the number of access points and other public rights-of-way; to promote the sharing of access and the ability to travel between sites; to provide pedestrian circulation networks; and to enhance safety and convenience for uses on the Bethlehem Pike corridor.
A. 
Access to Bethlehem Pike.
(1) 
Any parcel or assembly of parcels having frontage along Bethlehem Pike shall be permitted only one direct access, unless an access plan is submitted to, and approved by the Township for more than one access point. However, additional access points, associated with subdivision, commercial, or industrial development, shall also provide access to adjacent parcel for existing or future development.
(2) 
Existing parcels of land shall not be denied access to a public highway if no reasonable shared or cooperative access is possible.
(3) 
Cross access easements and interconnections shall be provided between adjoining sites for vehicular and pedestrian traffic.
(4) 
For those parcels without direct access to Bethlehem Pike, indirect access may be provided by the following methods:
(a) 
Access to the site may be provided by an existing or planned public street;
(b) 
Access to the site may be provided via the internal circulation of a subdivision, shopping center, an office complex, or similar group of buildings having access in accordance with an approved access plan. No additional direct access shall be provided to the site from a public street intended to carry through traffic over and above those entrances, which may exist to provide access to the shopping center, office complex or similar group of buildings. Access through the side or rear setback is encouraged, if the access is safe, internal, and generally perpendicular to the setback.
(c) 
Access may be provided by a service drive and/or shared access that provides controlled access to the site.
(d) 
Developers of all parcels or lots located at existing or proposed crossovers and/or intersections shall submit an access plan for approval that addresses access for the surrounding area. The access plan shall demonstrate the ability to provide adequate access to surrounding properties via cross-easement or similar agreement(s). Such access plan shall be drawn to scale, including dimensions and distances, and clearly delineate the traffic circulation system and the pedestrian circulation system as coordinated with adjacent properties, including the location and width of all streets, driveways, access aisles, entrance to parking areas, walkways and bicycle paths.
(e) 
Right-in/right-out curb cuts between median cross-overs may be approved if a traffic analysis can appropriately show that there will be no reduction in the level of service for the affected roadway.
B. 
Internal circulation. Sites shall be designed to achieve direct and convenient pedestrian and vehicular circulation between adjacent properties of existing and future development. Pedestrian movement must be accommodated throughout the site to provide safe connections to transit stops, parking areas and sidewalks.
C. 
Parking areas. Parking areas are to be placed at the sides and rear of the proposed buildings.
The landscaping requirements of this chapter and Chapter 365, Subdivision and Land Development, shall be adhered to. A landscape plan for required buffer yards and the site shall be submitted and approved with each site plan. Buffers shall retain existing native vegetated areas to the maximum extent possible. In areas where vegetation does not exist, the buffer yard requirements of § 450-1704 of this chapter shall be adhered to.