[Amended 6-16-1986 by Ord. No. 86-02; 6-21-1993 by Ord. No. 93-06; 10-18-1993 by Ord. No. 93-07; 2-7-1994 by Ord. No. 94-01; 11-7-1994 by Ord. No. 94-09; 9-3-1996 by Ord. No. 96-11; 4-21-1997 by Ord. No. 97-08; 4-10-2000 by Ord. No. 00-06; 3-26-2001 by Ord. No. 01-06; 12-15-2003 by Ord. No. 03-07; 6-18-2001 by Ord. No. 01-08; 12-5-2016 by Ord. No. 16-01]
A.
In addition to the general goals listed in the statements of purposes
and community development objectives, the purposes of this article
are to provide sufficient space in appropriate locations for the types
of commercial and service establishments anticipated, protect commercial
development against intrusive uses which are incompatible and against
objectionable influences, such as noise or glare, and from hazards
of fire, to provide appropriate space for the requirements of present-day
merchandising, including the provisions of off-street parking spaces,
safe circulation of pedestrian and motor traffic and to promote the
most desirable use of land and pattern of building development in
accord with a well-considered plan, to promote stable highway-related
commercial development, strengthen the economic base of the municipality,
protect the character of the commercial area and nearby districts
and conserve the value of land and buildings.
B.
In the C-1, Highway-Commercial District, the following regulations
shall apply.
Only those parcels of land which comply with the following regulations
shall be considered as possible sites:
A.
The overall land area of the parcel or parcels shall be at least
two acres.
B.
The initial application shall include a site layout, typical front
and side elevations, typical floor plan and landscaping plans, as
well as an engineering plan showing the proposed method of water runoff
control and type of sewage treatment.
C.
A schematic drawing shall be supplied indicating the areas required
for loading and unloading. A statement shall accompany this which
indicates the manner and frequency of use of such facilities.
A.
Uses permitted by right. A building may be erected, altered or used
and a lot or premises may be used for the following purposes and for
no other:
(1)
Professional or business offices and financial institutions.
(2)
Government offices serving the public, including post offices.
(4)
Age-restricted multifamily dwellings as authorized by the Federal
Fair Housing Act amendment for occupants age 55 or older.
(5)
Assisted living facility or nursing home.
B.
Uses permitted by special exception. Any of the following uses shall be permitted as a special exception when authorized by the Zoning Hearing Board, subject to the standards and procedures set forth herein and in Article XXI of this chapter:
C.
Uses permitted by conditional use. Any of the following shall be permitted as a conditional use when authorized by the Board of Supervisors, subject to the standards and procedures set forth herein, in Article XX, § 122-119, and in any other applicable chapter; provided, however, that the conditional use procedure herein specified shall be in lieu of and not in addition to the special exception procedure for any one use as permitted by Subsection B:
(1)
Graphic arts copying and/or retail printing establishment.
(2)
Supermarket, retail store and/or shopping center.
(3)
Motel.
(4)
Hotel.
(5)
Boardinghouse, lodging or rooming house.
(6)
Eating or drinking establishment.
(7)
Day-care center for children or adults.
(8)
Wireless communication facilities as specifically described and allowed for in § 122-105.
[Amended 12-7-2020 by Ord. No. 20-04]
(9)
Fitness facility.
(10)
Medical clinic.
(11)
Mixed-use buildings, containing any combination of uses permitted
by right, special exception and/or conditional use, provided that
no residential units shall be permitted on the ground floor of any
mixed-use building.
(12)
Any combination of two or more separate uses authorized in this
district by right, by special exception and/or by conditional use,
on a single lot.
D.
Accessory uses. Only accessory uses customarily associated with or
incidental to the permitted commercial uses shall be permitted.
E.
Limitations of use. The following limitations shall be applied to
any use permitted in this district:
(1)
No lot in this district shall be allowed to deteriorate in appearances
due to weeds, erosion or accumulation of unsightly objects.
(2)
No use normally conducted indoors shall be conducted in any open
space. Without limiting the foregoing, no outdoor storage of materials
or equipment shall be permitted unless a special exception for such
use is granted by the Zoning Hearing Board.
(3)
No offensive odors shall be permitted.
(4)
No excessive glare shall be allowed.
(5)
No excessive noise shall be permitted.
(6)
No wholesale delivery or pickup shall be permitted in the area between
the building and any street line.
A.
Lot area. Every lot shall have an area of not less than two acres
of net lot area as defined herein.
B.
Lot width and frontage. Each lot shall have a width of not less than
400 feet at the building line and shall have frontage on a major street
or highway of not less than 400 feet; provided, however, that two
or more separate lots may collectively comply with these lot width
and frontage requirements by entering into a cross-easement agreement
in form acceptable to the Township under the terms of which collective
ingress and egress will be minimized consistent with highway safety.
C.
Lot coverage. Not more than 50% of the net lot area of each lot may
be occupied by buildings and other impervious cover.
D.
Floor area ratio. The floor area shall not exceed 40% of the total
lot area. In no event shall a one-story building exceed 40,000 square
feet in gross floor area, nor 80,000 square feet for a building of
more than one story. However, the Board of Supervisors may authorize
up to, but not exceeding, a fifty-percent increase in the maximum
size of the building if the proposed development meets the following
additional standard: at least 40% of the required and provided parking
is placed to the rear of the building, so that the view from the principal
street frontage is partially shielded by the building and landscaped
areas.
[Amended 4-3-2017 by Ord.
No. 17-01]
E.
Front yard. There shall be a front yard of not less than 60 feet
from the street line, within which no building or outdoor displays
shall be situated.
F.
Side yards. There shall be side yards of not less than 15 feet, within
which no buildings shall be situated.
G.
Rear yard:
[Amended 4-3-2017 by Ord.
No. 17-01]
H.
Accessory buildings and accessory structures. All accessory buildings
and accessory structures shall be located in conformance with the
yard requirements herein specified unless otherwise permitted as a
conditional use when approved by the Board of Supervisors.
I.
Height restrictions. No building or structure, except in the case of a cellular communications antenna, shall exceed three stories or 35 feet in height. The height of a cellular communications antenna shall be governed by § 122-105D(1).
J.
Not less than 50% of the net lot area shall be maintained as green
space.
The following shall be applicable to all uses:
