In addition to the objectives stated in § 240-3, the commercial districts are intended to serve the following additional objectives:
A. 
To provide sufficient space in appropriate locations for anticipated commercial and service establishments.
B. 
To protect commercial developments against intrusive uses which are incompatible with them and against objectionable influences, such as noise or glare, and from hazards of fire.
C. 
To provide appropriate space for the requirements of present day merchandising, including the provisions of off-street parking spaces and safe circulation of pedestrian and motor traffic in the zoning district and in nearby areas.
D. 
To promote the most desirable use of land and pattern of building development in accord with a well-considered plan, to promote stable commercial development, to strengthen the economic base of the Township, to protect the character of the commercial area and nearby zoning districts, to conserve the value of land and buildings and to promote Township tax revenues.
A. 
Specific intent. In addition to the objectives in §§ 240-3 and 240-13, this district is intended to provide for automobile-related uses as well as daily shopping and personal service needs of Township residents and other nearby residents.
B. 
Uses permitted by right. The following principal uses are permitted by right in the C-1 District if the area, bulk and all other applicable requirements of this chapter are satisfied:
(1) 
Automotive repair and service establishment and/or car wash.
(2) 
Retail establishment for sales of automotive parts, tires or other automotive accessories, but not including a junkyard.
(3) 
Personal service establishment.
(4) 
Retail establishment for sales of the following items and other items that the applicant proves to the clear satisfaction of the Board of Supervisors are very closely similar in character, but with any adult use being specifically prohibited in this district:
(a) 
Furniture and home furnishings.
(b) 
Gift items, cameras, stationary, books, cigarettes, flowers, custom-made crafts and candy.
(c) 
Shoes, cosmetics and apparel or apparel accessories.
(d) 
Paint, wallpaper and interior decorating supplies.
(e) 
General merchandise, such as is commonly found within department stores, five-and-ten variety stores and general merchandise discount stores.
(f) 
Musical instruments or household appliances.
(g) 
Legal drugs.
[Added 7-11-2017 by Ord. No. 129-B-2017]
(5) 
Establishment for sales, rental or leasing of new or used household goods or household appliances.
(6) 
Governmental or business office or United States Postal Service facilities, but not including the sale of goods on-site.
(7) 
Professional office, including offices of attorneys, accountants, physicians, dentists, realtors, financial consultants, brokers, engineers, architects or other recognized professions.
(8) 
Standard restaurant (which may include catering service and/or occasional take-out service), fast-food restaurant and/or food stand, any of which may include drive-through service.
(9) 
Sales and service of office equipment, such as computers and photocopiers.
(10) 
Public library.
(11) 
Facility for mailing, reproduction, faxing, commercial art, photography and/or stenographic services.
(12) 
Forestry in accordance with the standards of § 240-34.1.
[Added 10-29-2002 by Ord. No. 129-Q-02]
(13) 
Outdoor retail sales of Christmas trees and seasonal flowers subject to the standards in § 240-34B.
[Added 6-14-2004 by Ord. No. 129-O-04]
(14) 
Outdoor retail sales of farm produce subject to the standards in § 240-34B.
[Added 6-14-2004 by Ord. No. 129-O-04]
(15) 
Contractor's establishment.
[Added 9-25-2012 by Ord. No. 129-H-2012]
(16) 
Medical marijuana dispensary.
[Added 7-11-2017 by Ord. No. 129-B-2017]
C. 
Permitted conditional uses. The following principal uses may be permitted in the C-1 District when authorized by the Board of Supervisors in accordance with § 240-31:
(1) 
A building containing more than one commercial establishment, provided that only the uses listed in Subsection B shall be permitted and the minimum lot area of Subsection G shall be provided for each use.
(2) 
Outdoor retail sale of Christmas trees and other seasonal items associated with holidays.
(3) 
Gasoline service station, which may include the sale of gasoline as an accessory use.
(4) 
Automobile sales.
(5) 
Public utility facility.
(6) 
Place of worship.
(7) 
Fire or ambulance station.
(8) 
Banks, savings and loan or other financial institutions.
(9) 
Shopping center involving uses that are permitted by right or conditional uses in this C-1 District.
(10) 
Day-care center, child or adult, in accordance with § 240-31.
(11) 
Medical laboratory for conducting or analyzing medical tests.
(12) 
Kennels.
[Added 7-16-2002 by Ord. No. 129-O-02]
D. 
Uses permitted by special exception: none.
E. 
Accessory uses. The following accessory uses shall be permitted in the C-1 District in accordance with the provisions of § 240-32 and/or the section listed after each use:
(1) 
Fences and walls.
(2) 
Outdoor storage.
(3) 
Solar energy systems.
(4) 
Off-street parking and loading. (See § 240-33.)
(5) 
Signs. (See § 240-22.)
(6) 
Temporary use.
(7) 
Garage.
(8) 
The following uses if accessory to a lawful dwelling unit:
(a) 
Storage shed.
(b) 
Swimming pool.
(c) 
Tennis court.
(d) 
Storage of a recreational vehicle.
(e) 
(Reserved)[1]
[1]
Editor’s Note: Former Subsection E(8)(e), which listed keeping of animals or fowl as a permitted use if accessory to a lawful dwelling unit, was repealed 2-19-2019 by Ord. No. 129-A-2019.
(f) 
Home occupation.
(g) 
No-impact home-based business as accessory to a residential dwelling.
[Added 10-21-2003 by Ord. No. 129-L-03]
F. 
Design and landscaping controls. The applicable design and landscape controls in § 240-27C shall apply to the uses in this C-1 District.
G. 
Lot area, width, building coverage, height and yard regulations. All uses shall be serviced by centralized sewage disposal and centralized water supply systems. The following requirements apply to each use in the C-1 District, subject to further applicable provisions of this chapter:
[Amended 6-1-1999 by Ord. No. 129-D-99]
C-1 Principal Uses
Requirements
Gasoline Service Station
All Other Uses
Minimum lot area
25,000 square feet
18,000 square feet
Minimum lot width
 At building setback line
150 feet
100 feet
 At street line
150 feet
100 feet
Maximum lot coverage
 By buildings
20%
25%
 By total impervious cover
50%
50%
Maximum building height
 Stories
1
2
 Feet
20 feet
30 feet
Minimum front yard
50 feet
50 feet
Minimum side yard, each side*, **
20 feet
20 feet
Minimum rear yard
50 feet
50 feet
*No side yard is required between individual attached commercial establishments or uses in a commercial development approved under Subsection C(1) except that there shall be one side yard on the lot of said commercial development.
**If a wall of an existing building is located on a side lot line, the wall of a proposed building on an adjoining lot may be located next to the wall of the existing building. However, a twenty-foot-wide minimum side yard must be provided on the lot of the proposed building.
A. 
Specific intent. In addition to the objectives stated in §§ 240-3 and 240-13, this district is intended to encourage primarily convenience commercial uses, personal service establishments and compatible uses. Small shopping center development with pedestrian access is particularly encouraged in this district.
B. 
Uses permitted by right. The following principal uses are permitted by right in the C-2 District if the area and bulk regulations and all other applicable requirements of this chapter are satisfied, provided that adult uses are specifically prohibited, and provided that a building including more than one commercial establishment shall require conditional use approval:
(1) 
Personal service establishment, including the following uses and other personal service uses that the applicant proves to the clear satisfaction of the Board of Supervisors are very closely similar in character: retail and/or self-service dry cleaning and laundry, tailor, barber shop, beauty salon, dressmaker and shoe repair.
(2) 
Retail sales of the following items and other items that the applicant proves to the clear satisfaction of the Board of Supervisors are very closely similar in character:
(a) 
Furniture and home furnishings.
(b) 
Gift items, newspapers, cameras, stationary, books, cigarettes, flowers, custom-made crafts, luggage and candy.
[Amended 7-11-2017 by Ord. No. 129-B-2017]
(c) 
Shoes, cosmetics and apparel or apparel accessories.
(d) 
Hardware, paint, wallpaper and interior decorating supplies.
(e) 
Groceries and related items for common household use.
(f) 
Retail bakeries and other custom production of salads and similar foods.
(g) 
General merchandise such as is commonly found within department stores, "five and ten" variety stores and general merchandise discount stores.
(h) 
Musical instruments or household appliances.
(3) 
Standard restaurant (which may include occasional take-out service) but not including drive-through service, a fast-food restaurant or a food stand.
(4) 
Professional offices, including offices of attorneys, accountants, physicians, dentists, realtors, financial consultants, brokers, engineers, architects or other recognized professions.
(5) 
Government office operated by a municipality, county, state or federal government, by a school district or by a legally constituted municipal authority or a United States Postal Service facility.
(6) 
Public library.
(7) 
Tennis and/or exercise club.
(8) 
Bank, savings and loan or other financial institution.
(9) 
Mailing, reproduction, faxing, commercial art, photography and/or stenographic services.
(10) 
Sale or service of office equipment, such as computers and photocopiers.
(11) 
Forestry in accordance with the standards of § 240-34.1.
[Added 10-29-2002 by Ord. No. 129-Q-02]
(12) 
Wireless communications facilities on Township-owned property, subject to compliance with the standards in § 240-15H.
[Added 8-16-2011 by Ord. No. 129-H-11]
C. 
Permitted conditional uses. The following principal uses may be permitted in the C-2 District when authorized by the Board of Supervisors in accordance with § 240-31:
(1) 
Any structure containing more than one commercial establishment, provided that only the uses listed in Subsection B shall be permitted.
(2) 
Outdoor retail sale of Christmas trees and other seasonal items associated with holidays.
(3) 
Gasoline service station, which may include the sale of gasoline as an accessory use.
(4) 
Public utility facility.
(5) 
Shopping center, including uses listed as permitted by right or conditional uses in this C-2 District.
(6) 
Place of worship.
(7) 
Fire or ambulance station.
(8) 
Day-care center, child or adult. (See § 240-31.)
D. 
Uses permitted by special exception: none.
E. 
Accessory uses. The following accessory uses shall be permitted in the C-2 District in accordance with the provisions of § 240-32 as applicable and any other section listed after each use:
(1) 
Fences and walls.
(2) 
Outdoor storage.
(3) 
Solar energy systems.
(4) 
Off-street parking and loading. (See § 240-33.)
(5) 
Signs. (See § 240-22.)
(6) 
Temporary use.
(7) 
Garage.
(8) 
The following uses if accessory to a lawful existing dwelling unit:
(a) 
Home occupation.
(b) 
Storage shed.
(c) 
Swimming pool.
(d) 
Tennis court.
(e) 
Storage of a recreational vehicle.
(f) 
No-impact home-based business as accessory to a residential dwelling.
[Added 10-21-2003 by Ord. No. 129-L-03]
(9) 
Beverage cafe with or without drive-through service in a shopping center.
[Added 7-7-2015 by Ord. No. 129-F-2015]
F. 
Design and landscaping controls. The applicable design and landscape controls in § 240-27C shall apply to the uses in this C-2 District.
G. 
Lot area, width, building coverage, height and yard regulations. The following requirements apply to each use in the C-2 District, subject to further applicable provisions of this chapter. All uses shall be serviced by centralized sewage disposal and centralized water supply systems.
[Amended 6-1-1999 by Ord. No. 129-D-99]
C-2 Principal Use
Requirements
All Uses
Minimum lot area
18,000 square feet
Minimum lot width
 At building setback line
100 feet
 At street line
100 feet
Maximum lot coverage
 By buildings
30%
 By total impervious cover
45%
Maximum building height
 Stories
2
 Feet
30 feet
Minimum front yard
50 feet
Minimum side yards*
20 feet each
Minimum rear yard
50 feet
*No side yard is required between individual attached commercial establishments or uses in a commercial development approved under Subsection C(1).
H. 
Standards for wireless communications facilities built on Township-owned property. All applicants seeking to construct, erect, relocate or alter a wireless communications facility on Township-owned property in the C-2 District shall demonstrate compliance with the criteria in § 240-31C(3)(h) as part of the application for building permit. Any materials or documents that must be submitted to the Board of Supervisors as part of the conditional use application for wireless communications facilities built in the I-1 and BP Districts pursuant to § 240-31C(3)(h) shall be submitted instead to the Building Official as part of the building permit application for a wireless communications facility built on Township-owned property in the C-2 District. The Building Official shall not issue a building permit for the wireless communications facility until the applicant has demonstrated compliance with the criteria in § 240-31C(3)(h) and the Township has entered a lease or license agreement with the owner of the wireless communications facility. Notwithstanding the foregoing provisions, applicants seeking to modify and/or co-locate on an existing wireless telecommunications facility or existing wireless support structure on Township-owned property shall be required to comply with the Pennsylvania Wireless Broadband Collocation Act, 53 P.S. § 11702.1 et seq. in lieu of complying with the provisions in § 240-31C(3)(h).
[Added 8-16-2011 by Ord. No. 129-H-11; amended 7-16-2013 by Ord. No. 129-B-2013]
A. 
Specific intent. In addition to the objectives stated in §§ 240-3 and 240-13, this district is intended to provide for the nonregular or nondaily shopping and personal service needs of Township residents and other residents in the region and for multiple-family residential developments at locations along major accessways. Providing marginal access roads, limited vehicular access points, shared parking between uses and other means to limit vehicular access points on to a highway is particularly encouraged in this district.
B. 
Uses permitted by right. The following principal uses are permitted by right in the C-4 District if the area, bulk and all other applicable requirements of this chapter are satisfied, provided that adult uses are specifically prohibited in the C-4 District:
(1) 
Personal service establishment, including the following uses and other personal service uses that the applicant proves to the clear satisfaction of the Zoning Officer are very closely similar in character: retail and/or self-service dry cleaning and laundry, tailor, barber shop, beauty salon, dressmaker and shoe repair.
(2) 
Retail sales of the following items and other items that the applicant proves to the clear satisfaction of the Board of Supervisors are very closely similar in character, and without any sale of gasoline:
(a) 
Furniture and home furnishings.
(b) 
Gift items, legal drugs, newspapers, cameras, stationery, books, cigarettes, flowers, custom-made crafts, luggage and candy.
(c) 
Shoes, cosmetics and apparel or apparel accessories.
(d) 
Hardware, paint, wallpaper, glass and interior decorating supplies.
(e) 
Groceries and related items for common household use.
(f) 
Retail bakeries and other custom production of salads and similar foods.
(g) 
Household appliances.
(h) 
General merchandise such as is commonly found within department stores, five-and-ten variety stores and general merchandise discount stores.
(i) 
Musical instruments.
(3) 
Standard restaurant (which may include occasional take-out service) or fast-food restaurant, but not including drive-through service and not including a food stand.
(4) 
Sales and service of office equipment, such as computers and photocopiers.
(5) 
Health/exercise/tennis club, provided that facilities for all athletic activities shall be indoors.
(6) 
Place of worship.
(7) 
Public or private primary or secondary school.
(8) 
Civic, social and fraternal associations.
(9) 
Single-family detached dwelling.
(10) 
Indoor recreation such as bowling alleys or indoor baseball practice.
(11) 
Retail nurseries or lawn and garden supply store.
(12) 
Banks, savings and loan or other financial institutions.
(13) 
Facility for mailing, reproduction, faxing, commercial art, photography and/or stenographic services.
(14) 
Business office, provided that no goods are sold on site.
(15) 
Professional office, including offices of attorneys, doctors, accountants, physicians, dentists, realtors, financial consultants, brokers, engineers, architects or other recognized professions.
(16) 
A lawfully permitted dwelling unit used as a group home, in accordance with the requirements of § 240-38 for such use.
(17) 
Movie or performing arts theater, not including an adult use.
(18) 
Forestry in accordance with the standards of § 240-34.1.
[Added 10-29-2002 by Ord. No. 129-Q-02]
(19) 
Medical marijuana dispensary.
[Added 7-11-2017 by Ord. No. 129-B-2017]
C. 
Permitted conditional uses. The following principal uses may be permitted in the C-4 District when authorized by the Board of Supervisors in accordance with § 240-31:
(1) 
Funeral home.
(2) 
Shopping center with more than one commercial establishment, provided that only the uses in Subsection B shall be permitted.
(3) 
Apartments in accordance with § 240-29.
(4) 
Outdoor retail sale of Christmas trees and other seasonal items associated with holidays.
(5) 
Townhouses in accordance with § 240-30.
(6) 
Automotive (excluding vehicles in excess of 10,000 pounds gross vehicle weight) repair and service establishment.
(7) 
Automobile, truck and motorcycle sales.
(8) 
Hotel or motel.
(9) 
Boardinghouse.
(10) 
Mobile/manufactured home park in accordance with § 205-64B of Chapter 205, Subdivision and Land Development.
(11) 
Life-care center.
(12) 
Nursing home or personal-care center.
(13) 
Public utility facility.
(14) 
Medical facility for patient care that is supplementary to normal hospital services, but not including a hospital.
(15) 
A building containing more than one commercial establishment, limited to uses listed as permitted by right or conditional uses in this C-4 District.
(16) 
Day-care center, adult or child, in accordance with § 240-31 for such use.
(17) 
Junkyard.
(18) 
Solid waste transfer facility.
(19) 
Trucking company terminal.
(20) 
Truck repairs.
(21) 
Hospital.
D. 
Uses permitted by special exception: none.
E. 
Accessory uses. The following accessory uses shall be permitted in the C-4 District in accordance with the provisions of § 240-32 and such other sections listed after each use:
(1) 
Fences and walls.
(2) 
Outdoor storage.
(3) 
Solar energy systems.
(4) 
Off-street parking and loading. (See § 240-33.)
(5) 
Signs. (See § 240-22.)
(6) 
Temporary use.
(7) 
Garage.
(8) 
Storage shed.
(9) 
The following uses if accessory to a lawful dwelling unit:
(a) 
Storage of a recreational vehicle.
(b) 
Swimming pool.
(c) 
Tennis court.
(d) 
Home occupation.
(e) 
No-impact home-based business as accessory to a residential dwelling.
[Added 10-21-2003 by Ord. No. 129-L-03]
(10) 
Cafeteria facilities for employees only.
(11) 
Day-care center as an accessory use.
F. 
Site plan preparation, review and development standards. To ensure the thoughtful, well-planned and well-coordinated development of a tract in this district, an overall site development plan shall be submitted and be approved for the tract in accordance with Article V of Chapter 205, Subdivision and Land Development, as amended.
G. 
Design and landscaping controls. The applicable design and landscape controls in § 240-27 of this chapter shall apply to the uses in this C-4 District.
H. 
Lot area, width, building coverage, height and yard regulations. The following requirements apply to each use in the C-4 District, subject to further applicable provisions of this chapter. All uses shall be served by centralized sewage disposal and centralized water supply systems.
[Amended 6-1-1999 by Ord. No. 129-D-99]
C-4 Principal Uses
Requirements
Business Office,
Professional
Offices, Banks
and Savings
and Loans
All Other Uses
Minimum lot area
2 acres
4 acres
Minimum lot width
 At building setback line
300 feet
400 feet
 At street line
300 feet
400 feet
Maximum lot coverage
 By buildings
20%
20%
 By total impervious cover
50%
50%
Maximum building height
 Stories
2
2
 Feet
40 feet
40 feet
Minimum front yard
50 feet
50 feet
Minimum side yards
50 feet each
50 feet each
Minimum rear yard
100 feet
100 feet
A. 
Specific intent. In addition to the objectives stated in §§ 240-3 and 240-13, this district is intended to provide primarily for government, finance and a variety of office uses at a central location along an arterial highway.
B. 
Uses permitted by right. The following principal uses may be permitted in the C-5 District by the Zoning Officer if the area, bulk and all other applicable requirements of this chapter are satisfied:
(1) 
Business office, provided that no goods shall be sold on site. A building or lot containing more than one office establishment shall require conditional use approval.
(2) 
Professional offices, including offices of attorneys, accountants, physicians, dentists, realtors, financial consultants, brokers, engineers, architects or other recognized professions.
(3) 
Government office, including a post office or other use serving the public which is operated by a municipality, county, state or federal government, by a school district or by a legally constituted municipal authority.
(4) 
Place of worship (including a church).
(5) 
A lawfully permitted dwelling unit used as a group home, provided that the requirements of § 240-38 for such use are met.
(6) 
Public library.
(7) 
Forestry in accordance with the standards of § 240-34.1.
[Added 10-29-2002 by Ord. No. 129-Q-02]
C. 
Permitted conditional uses. The following principal uses may be permitted in the C-5 District when authorized by the Board of Supervisors in accordance with § 240-31:
(1) 
Fire or ambulance station.
(2) 
Public utility facility.
(3) 
Lot or building containing more than one commercial or office establishment, provided that only uses listed as permitted by right or conditional uses in the C-5 District shall be permitted.
(4) 
Medical laboratory for conducting or analyzing medical tests.
(5) 
Bank, savings and loan or other financial institution.
(6) 
Cyber charter school campus.
[Added 3-17-2009 by Ord. No. 129-E-09]
D. 
Uses permitted by special exception: none.
E. 
Accessory uses. The following accessory uses shall be permitted in the C-5 District in accordance with the provisions of § 240-32 and such other section listed after each use:
(1) 
Fences and walls.
(2) 
Solar energy systems.
(3) 
Off-street parking and loading. (See § 240-33.)
(4) 
Signs. (See § 240-22.)
(5) 
Temporary use.
(6) 
Garage.
(7) 
The following uses if accessory to a lawful dwelling:
(a) 
Storage shed.
(b) 
Tennis court.
(c) 
Swimming pool.
(d) 
Storage of a recreational vehicle.
(e) 
Home occupation.
(f) 
No-impact home-based business as accessory to a residential dwelling.
[Added 10-21-2003 by Ord. No. 129-L-03]
F. 
Design and landscaping controls. The applicable design and landscape controls in § 240-27C shall apply to the uses in this C-5 District.
G. 
Lot area, width, building coverage, height and yard regulations. The following requirements apply to each use in the C-5 District, subject to further applicable provisions of this chapter. All uses shall be serviced by centralized sewage disposal and centralized water supply systems.
[Amended 6-1-1999 by Ord. No. 129-D-99]
C-5 Principal Uses
Requirements
All Uses
Minimum lot area
40,000 square feet
Minimum lot width
 At building setback line
150 feet
 At street line
100 feet
Maximum lot coverage
 By buildings
25%
 By total impervious cover
45%
Maximum building height
 Stories
2
 Feet
30 feet
Minimum front yard
60 feet
Minimum side yards
25 feet each
Minimum rear yard
50 feet