It is the intent of the HC Highway Commercial
District to provide regulations for continuing commercial use opportunities
in areas of existing commercial development. Specifically, it is the
intent of the district to:
A.
Relate specific types of uses to appropriate minimum
lot sizes to ensure adequate land use area relative to intensity of
use.
B.
Minimize the potential for increased traffic congestion,
overcrowding of land, noise, glare and pollution resulting from commercial
development.
C.
Discourage any use which would interfere with the
use of the district as a shopping and service center for surrounding
residential areas.
D.
Ensure that the character of adjacent and nearby neighborhoods
is protected by design controls.
E.
Effectively regulate the establishment and maintenance
of businesses requiring outdoor storage of vehicles, equipment or
merchandise.
The following general requirements shall apply
to all properties within the HC Highway Commercial District:
B.
The following regulations shall apply to all outdoor
display:
(1)
Outdoor display is intended to comprise samples or
examples of the goods, merchandise, equipment or vehicles available
for purchase, rather than the entire stock of an item.
(2)
Displayed items may not be permanently affixed in
front yards.
(3)
Outdoor display areas may not encroach upon any required
parking areas.
(4)
Outdoor display areas may not exceed 50% of the required
front yard area.
(5)
Outdoor display areas shall be considered to be sales
floor area for the purpose of computing parking requirements.
(6)
Outdoor parking areas shall be separated from the
ultimate right-of-way of any street by a twenty-foot landscaped buffer,
planted in grass, ground cover or low shrubs.
C.
Outdoor storage. Any commercial use which includes
outdoor storage of merchandise shall conform to the following standards:
(1)
No vehicles, equipment or merchandise shall be parked,
stored or displayed within the ultimate right-of-way of any street
or any other areas intended for pedestrian use.
(2)
All storage areas shall be permitted only to rear
of buildings and shall be set back at least 30 feet from property
boundaries.
(3)
All storage areas shall be screened from public view
by an opaque fence or wall at least 6 feet and no more than 12 feet
high. Stored materials may not exceed the height of the fence.
D.
Refuse areas. All commercial uses shall provide for
storage of refuse either inside the building(s) or within an outdoor
area enclosed by walls or opaque fencing, at least 6 feet and no more
than 12 feet high. Refuse shall be kept within one or more lidded
container(s) not to exceed 6 feet in height. All refuse areas shall
meet the following requirements:
(1)
The refuse area shall not interfere with circulation
within the parking lot.
(2)
The refuse area shall be shielded from direct view
of any adjacent property.
(3)
The refuse area shall be located at least 10 feet
from any adjacent nonresidential property and 50 feet from any residential
property line or ultimate right-of-way line.
E.
Buffers. Where a commercial use abuts a residential use or district, a screen buffer at least 15 feet wide shall be provided along the property boundary between the districts or uses. Where a district boundary divides a single lot, the buffer shall be placed along the nearest property boundary between commercial and residential uses. The buffer shall be designed according to the requirement of § 123-50 of the Subdivision and Land Development Ordinance.
On lots with a minimum area of 20,000 square
feet and a minimum width at the building line of 10 feet, any one
of the following uses and no other is permitted:
A.
Retail establishment for sale of dry goods, variety
merchandise, clothing, food, beverages, flowers, plants, drugs, hardware,
books, furnishings and sale and repair of jewelry, optical goods,
cameras and home appliances; and similar uses.
B.
Personal service shop, provided that at least 30%
of the gross floor area is devoted to customer service.
C.
Dry-cleaning drop-off establishment; copy center.
D.
Sale of small automotive accessories (no automobile
service work permitted).
E.
Job printing.
F.
Business or professional office; bank and financial
institution, not to include banks with drive-in windows.
G.
Restaurant, bar or tavern, not to include fast-food
or drive-in restaurants.
H.
Dance, music or art studio.
I.
Municipal or government use.
J.
Family day-care home.
K.
Bed-and-breakfast establishment.
L.
Two-family conversion of a single-family residence.
M.
Animal hospital (no outdoor facilities permitted.)
N.
Any one use of the same general character as those
listed above, when approved by the Zoning Hearing Board as a special
exception.
On any Class One lot, a combination of two or more Class One uses may be permitted by the Board of Supervisors as a conditional use, meeting the standards of § 143-113 of this article.
On any Class Two lot, a minimum area of 40,000
square feet and a minimum width at the building line of 200 feet,
any one of the following uses and no other is permitted:
A.
Any Class One permitted use.
C.
Fast-food or drive-in restaurant. Restaurants with
drive-in windows shall meet the following standards:
D.
Conversion of a single-family residence into a tourist
home, rooming or boarding house.
F.
Undertaking or funeral establishment.
G.
Ancillary indoor storage building (for other permitted
use).
H.
Multifamily conversion of a single-family residence,
to a maximum of four dwelling units.
I.
Private club, lodge or fraternity.
J.
Educational, religious or philanthropic use.
K.
Car wash, motor vehicle garage or repair shop, not
to include body repair work or painting.
L.
Tires, batteries and automotive accessories store,
with service bay.
M.
Gasoline service station (not to include a car wash)
that meets the following standards:
(1)
Minimum lot width of at least 200 feet along each
street the lot abuts.
(2)
All activities except those performed at fuel or air
pumps to be performed within enclosed building.
(3)
Fuel pumps shall be set back at least 25 feet from
any ultimate right-of-way.
(4)
All auto parts and other storage within enclosed building.
(5)
No paint spraying or body work permitted.
O.
Any one use of the same general character as those
listed above, when approved by the Zoning Hearing Board as a special
exception.
P.
Communications antennas and communications buildings, in accordance with the requirements of § 143-250 of this chapter.
[Added 2-15-2001 by Ord. No. 453]
Q.
Communications towers shall be permitted by special exception, in accordance with the requirements and standards of § 143-250 of this chapter.
[Added 2-15-2001 by Ord. No. 453]
R.
Retail motorcycle sales and service.
[Added 9-2-2004 by Ord. No. 515]
On any Class Two lot, a combination of two or more Class One or Class Two permitted uses may be permitted by the Board of Supervisors as a conditional use, meeting the standards at § 143-113, Condition use standards for multiple uses on lot.
On lots with a minimum area of two acres and
a minimum width at the building line of 300 feet, any one of the following
uses and no other is permitted:
A.
Any Class One or Class Two permitted use.
B.
Outdoor amusement or recreation facility.
C.
Hotel or motel.
D.
Indoor theater.
E.
Indoor amusement facility, such as a bowling alley,
billiard room or indoor court for racquet sports.
F.
Animal hospital or kennel with no outdoor facilities
except by special exception.
G.
Radio and/or television studios.
H.
Newspaper publishing.
I.
Garden supply center, nursery.
J.
Building materials supply center or lumber yard.
K.
New motor vehicles or recreational vehicle sales or
rental and related service.
L.
Sale of used vehicles or recreational vehicle sales
or rental and related service.
M.
Gasoline service station containing car wash and meeting all the requirements of § 143-108M of this article.
N.
Any one use of the same general character as those
listed above, when approved by the Zoning Hearing Board as a special
exception.
On any Class Three lot, a combination of two or more Class One, Two or Three permitted uses may be permitted by the Board of Supervisors as a conditional use, meeting the standards of § 143-113 of this article.
[Amended 10-20-2011 by Ord. No. 602]
Dimensional standards for Classes One through
Three shall be as follows:
|
Class One
|
Class Two
|
Class Three
| ||
|---|---|---|---|---|
|
Minimum lot size
|
20,000 square feet
|
40,000 square feet
|
2 acres
| |
|
Minimum lot width
|
100 feet
|
200 feet
|
300 feet
| |
|
Minimum front yard
| ||||
|
No Parking in front yard
|
30 feet
|
30 feet
|
50 feet
| |
|
Parking in front yard
|
50 feet
|
75 feet
|
100 feet
| |
|
Minimum side yard
|
15 feet minimum/40 feet aggregate
|
15 feet minimum/40 feet aggregate
|
20 feet minimum/60 feet aggregate
| |
|
Minimum rear yard
|
30 feet
|
50 feet
|
75 feet
| |
|
Maximum building height
|
35 feet
|
35 feet
|
35 feet
| |
|
Maximum impervious coverage
|
30%
|
30%
|
25%
| |
|
Minimum landscaped area
|
20%
|
20%
|
25%
| |
|
Maximum building dimension
|
100 feet
|
150 feet
|
300 feet
| |
|
Minimum building set-back from residential district
|
50 feet
|
50 feet
|
75 feet
| |
|
Minimum parking, driveway, loading area setback
from residential district
|
25 feet
|
25 feet
|
50 feet
| |
More than one use per lot may be permitted by
the Board of Supervisors as a conditional use, provided that the proposed
land development meets the following standards:
A.
All uses, whether in a single building or in several
buildings, shall be designed according to a unified architectural
scheme, including treatment of building facades, lighting, signage,
landscaping and circulation.
B.
A maximum of two curb cuts for vehicular access shall
be permitted for the entire development, unless traffic safety considerations
require an alternate arrangement, based on the evaluation and recommendation
of the Township Engineer.
C.
Parking for each use shall meet the requirements of Article XII, Off-Street Parking Standards. The shared parking concept may be utilized where appropriate.
D.
Signs shall be erected and installed in conformance with Article XIX of this chapter.
[Amended 1-18-2018 by Ord. No. 652]
E.
The development shall comply with all other requirements
of this article, including general regulations, dimensional standards
and coverage requirements.
Any lot which has the required lot area for
a given size class but which lacks sufficient street frontage for
that class may qualify for any use in that class, as a conditional
use, if one or more of the following conditions are met. [NOTE: for
example, if a lot is 40,000 square feet in size (Class Two) but has
a lot width of only 150 feet (Class One), the lot may be used for
a Class Two use if these conditions are met.]
A.
Access is shared with one or more adjacent properties,
resulting in no more than one driveway entrance per 200 feet for all
properties served. Shared access may be provided along property lines
to serve future land uses.
B.
Access is taken from an intersecting side street,
rather than from the primary arterial street.
C.
Applicant is willing to make additional road improvements
(such as partial construction of a frontage or marginal access road)
which will improve vehicular and pedestrian circulation as determined
by the Board of Supervisors, with the advice of the Planning Commission
and Township Engineer.
