[Amended 8-10-2021 by Ord. No. 245; 10-11-2022 by Ord. No. 248]
The C-2 District is designed primarily for commercial development with a view toward:
A. 
Serving the general convenience shopping or service needs of local neighborhoods and the residents of the Township as well as for the West Chester Pike Corridor;
B. 
Providing areas which are nearby and accessible to such neighborhoods and residents and which serve the general motoring public;
C. 
Establishing regulations to help ensure compatibility with adjacent residential uses;
D. 
Providing opportunities for a variety of residential uses, especially through the adaptive reuse of existing buildings in the district; and
E. 
Enhancing the streetscape edge along the West Chester Pike street frontage.
A building may be erected, altered or used, and land may be used or occupied, subject to the provisions of Article XVIII and Article XIX, for any one or more of the following uses and for no other:
A. 
Permitted principal uses:
(1) 
Shops and stores for the retail sale of such items as antiques, books, beverages, dry goods, flowers and plants, foodstuffs, gifts, garden supplies, hardware, household appliances, jewelry, notions, periodicals, stationery, tobacco, paint, wearing apparel and other like merchandise.
(2) 
Personal services which are demonstrated to have limited impact on available infrastructure and resources, such as dry cleaning (counter service only), shoe repair, tailor, dressmaker, photographer and travel agency. For other personal service, see § 365-81C.
(3) 
Repair services such as shops for appliances, watches, bicycles, locks, and the like.
(4) 
Shops for carpentry, woodworking, cabinetmaking, furniture and upholstery, electrical repair, metalworking, blacksmithing, tinsmithing, and the like.
(5) 
Establishments serving food or beverages, such as restaurants, cafes, ice cream shops; provided, however, that no such establishments shall be conducted wholly or partially as a drive-in or drive-through service establishment providing service to customers in automobiles or service of food and/or drinks for immediate consumption outside the building in which the business is conducted.
(6) 
Professional and medical offices and banks without drive-through service.
(7) 
Physical and arts education, such as facilities/studios for dance, art, drama, music, martial arts and similar uses, including health clubs with limited amenities (specifically excluding: locker rooms, cafes, pools, saunas, tennis/squash courts, basketball courts or racquetball courts or similar facilities).
(8) 
Art galleries, libraries and museums open to the public.
(9) 
Community center, adult education center or similar facility.
(10) 
Publishing, printing, lithography, bookbinding or similar establishment.
(11) 
Municipal use.
(12) 
Single-family attached dwelling.
(13) 
Garden apartment.
(14) 
Vertical mixed-use.
B. 
Permitted accessory uses.
(1) 
Accessory uses on the same lot and customarily incidental to the principal uses permitted in § 365-81A herein.
(2) 
Parking in accordance with Article XX.
(3) 
Signs in accordance with Article XXI.
C. 
Conditional uses. (Refer to Article XXXII, § 365-191.) The following uses and their related accessory uses, provided that a satisfactory environmental impact assessment report is prepared, as set forth in Article XXII.
(1) 
Automobile service station; provided, however; that a fuel pump, light standard, air tower, water outlet or similar installation of such a facility shall be placed no closer than 25 feet off the street line within the required front yard.
(2) 
Drive-through banks, and drive-in and drive-through service places.
(3) 
Automobile sales agency for the sales and/or service of automobiles, trucks, mobile and modular homes, boats and recreational vehicles.
(4) 
Funeral home.
(5) 
Club or lodge.
(6) 
Child day-care center in accordance with Article XXVII.
(7) 
Adult daily living center.
(8) 
Commercial recreation, public or semipublic swimming pool and other similar facility.
(9) 
Establishment serving food or beverages, such as restaurants of the following types: drive-in service, drive-through service and fast-food.
(10) 
Tavern.
(11) 
Wagering and gambling establishment.
(12) 
Personal services which are demonstrated to have or pose a significant impact on existing infrastructure and resources and are not of the type permitted in § 365-81 above, such as dry-cleaning plant and laundromat.
(13) 
Convenience store, with accessory gas pumps and accessory car wash.
(14) 
Pharmacy/drugstore, with or without drive-through service.
(15) 
Marijuana dispensary facility in accordance with the Medical Marijuana Act [Act of Apr. 17, 2016, P.L. 84. No. 16] as amended.[1]
[1]
Editor's Note: See 35 P.S. § 10231.101 et seq.
The maximum height of buildings or other structures erected, enlarged or used in this district shall be 35 feet, except that such height may be increased to a maximum of 42 feet if for every one foot of height in excess of 35 feet there shall be added to each yard requirement two corresponding feet of width or depth.
A. 
Nonresidential uses.
(1) 
Lot area. A lot area of not less than one acre shall be provided for every principal building erected and used for any use(s) permitted in § 365-81A or for uses approved under § 365-81C herein.
(2) 
Lot width at building line. A width of not less than 150 feet at the building line shall be provided.
(3) 
Lot width at street line. A lot width of not less than 100 feet at the street line shall be provided.
(4) 
Impervious surface and building coverage. Not more than 50% of the area of any lot shall be covered by impervious surfaces and not more than 30% of the area of any lot shall be occupied by buildings.
(5) 
Depth of front and rear yards. There shall be a front yard and a rear yard on each lot, neither having a depth of less than 60 feet.
(6) 
Width of side yards. On each lot there shall be two side yards having a minimum aggregate width of 60 feet, except for corner lots as provided below, and neither side yard shall have a width of less than 25 feet. On each corner lot there shall be two front yards, both of which shall have a width of not less than 60 feet.
B. 
Residential uses.
(1) 
Lot area. A lot area of not less than 4,300 square feet minimum for each townhouse dwelling or live-work unit, and a lot areas of 1,700 square feet minimum for each apartment unit.
(2) 
Lot width at the building line. A lot width of not less than 24 feet shall be provided for each single-family attached dwelling unit, and live-work unit.
(3) 
Lot width at street line. A lot width of not less than 24 feet shall be provided for each single-family attached dwelling unit, and live-work unit.
(4) 
Impervious surface and building coverage. Not more than 60% of the total area of any lot shall be covered by impervious surfaces for all uses in this district, except not more than 65% of the total area of any lot shall be covered by impervious surfaces for live-work units. Not more than 40% of the total area of any lot shall be occupied by buildings.
(5) 
Depth of front yard. A front yard of not less than 20 feet shall be provided for each dwelling unit.
(6) 
Depth of rear yard. A rear yard of not less than 60 feet shall be provided for each dwelling unit; provided, however, that attached decks and patios having a maximum depth of 10 feet measured from the rear wall of the dwelling unit may project into the minimum depth of the required rear yard.
(7) 
Width of side yards. A side yard of not less than 30 feet shall be provided for end units of single-family attached dwelling units and live-work units, and 30 feet minimum for garden apartments.
(8) 
Maximum number of single-family attached dwelling units in a row. No more than six such units shall be attached.
(9) 
Maximum length of a residential building group. No building group shall have a length of more than 150 feet for single-family attached dwelling buildings and live-work units, and 175 feet for garden apartments.
(10) 
Minimum separation distance between residential building groups. Residential building groups shall be spaced no less than 30 feet apart.
(11) 
Density.
(a) 
Single-family attached dwellings and apartments. The gross density of an area devoted to residential use shall not be greater than 10 dwelling units per net acre for townhouses and no greater than 25 dwelling units per net acre for apartments. Net acreage shall be determined by subtracting the area of all existing and proposed road rights-of-way, the area of all existing and proposed utility easements, including without limitation all sewage facilities, and the area of the C-2 District exclusively devoted to commercial use.
(b) 
Live-work units. The gross density of an area devoted to live-work units shall not be greater than 10 dwelling units per acre.
(12) 
Open space.
(a) 
Not less than 10% of the total gross acreage of a lot with residential use shall be designated as and devoted to open space, subject to § 365-99 and Article XXXI.
(b) 
Not less than 2% of the above required 10% of the total gross acreage of a lot with residential use shall be designated as and devoted to usable open space, subject to §§ 365-90 365-99 and Article XXXI, in the form pedestrian gathering areas; such as parklets in the range of 400 to 500 square feet, courtyards in the range of 500 to 2,000 square feet, plazas in the range of 2,000 to 3,000 square feet, and other pedestrian gathering areas of 3,000 square feet or more, that are located in close proximity to buildings in the C-2 District.
In addition to the screening and landscaping provisions of Article XX, § 365-142, related to screening at the street line and landscaping within parking lots, whenever a commercial lot abuts a residential lot, screen planting or fencing shall be required along the interior side of the rear and side yard lot lines as follows:
A. 
A buffer planting strip shall be provided. It shall be a minimum of 15 feet in width measured from the rear and side yard lot lines.
B. 
A buffer planting strip must be created of sufficient height and sufficient density to constitute a continuous visual buffer at the time of occupancy.
(1) 
When planting screens are employed, the effective height of the continuous visual buffer shall be no less than five feet in height.
(2) 
The type of plant materials to be used shall be subject to review and approval by the Board of Supervisors upon the recommendations of the Planning Commission.
C. 
When fencing is employed, the effective height of the continuous visual buffer shall be no less than six feet subject to the provisions of Article XXII.
D. 
All screening and landscaping requirements shall be shown on a landscaping plan, which shall be submitted to and evaluated by the Board of Supervisors and shall be in accordance with the requirements set forth in Article XX and Chapter 305, Subdivision and Land Development.
E. 
All new development and/or redevelopment in the district with frontage along the West Chester Pike corridor shall comply with the General Manual of Written and Graphic Design Standards set forth in Attachment 7, Appendix A, of this chapter.
A. 
The number of curb cuts shall be reduced by providing internally linked vehicular accessways to the maximum extent possible.
B. 
The provisions of Article XX regarding off-street parking and loading shall apply.