[Amended 11-6-2019 by Ord. No. 717]
The B-1 Special Business District is established
to provide locations for retail-oriented businesses in conjunction
with private and public services in growth areas.
A.
Use permitted by right.
(1)
Bank and related financial services.
(2)
Churches.
(3)
Fire stations.
(4)
Funeral homes.
(5)
Offices.
(6)
Personal and professional services.
(7)
Public utility buildings.
(8)
Essential services.
(9)
Accessory uses.
(10)
(11)
Ancillary residential/live-work unit.
[Added 7-7-2021 by Ord. No. 739]
(12)
Ambulance station.
[Added 9-2-1998 by Ord. No. 387]
(13)
Public facility.
[Added 6-2-2010 by Ord. No. 601]
(14)
Artisan workspace.
[Added 7-7-2021 by Ord. No. 739]
(15)
Coworking space.
[Added 7-7-2021 by Ord. No. 739]
(16)
Makerspace.
[Added 7-7-2021 by Ord. No. 739]
(17)
Day-care center.
[Added 7-7-2021 by Ord. No. 739]
(18)
Pet grooming.
[Added 7-7-2021 by Ord. No. 739]
B.
C.
Special exception.
The following conditional uses may be authorized
by the Township Commissioners pursuant to the standards and criteria
specified herewith:
A.
Eating and drinking establishments.
(1)
Points of vehicular ingress and egress shall be limited
to adjacent thoroughfares having business-zoned frontage only. The
angle and siting of driveway intersections with adjacent thoroughfares
shall be based upon safe traffic movements and shall be approved only
following a positive report from the Township Engineer.
(2)
When abutting a residential dwelling, no driveways or parking stalls shall be closer than 25 feet from the property line and shall provide a screen planting, subject to the standards and criteria of Article XVIII, § 195-75G, of this chapter. All parking areas shall be landscaped subject to the standards and criteria of Article XVII, § 195-64D, of this chapter.
[Amended 6-2-2010 by Ord. No. 601]
(3)
Provisions shall be established and maintained on
a continuing basis to control and eliminate litter on and adjacent
to the site.
The following special exceptions may be authorized
by the Zoning Hearing Board pursuant to the standards and criteria
specified herewith:
B.
Educational institution, commercial.
[Amended 4-2-2003 by Ord. No. 483]
(1)
A site plan showing proposed development of the site,
including topography, building locations, parking, traffic circulation,
landscaped area and utilities and drainage features.
(2)
Ingress and egress for all site access and off-street
parking shall be situated in a manner to minimize interference with
traffic movements on adjacent street rights-of-way. No on-street parking
shall be permitted in conjunction with uses.
(4)
All state and municipal code requirements shall be
met consistent with the primary use of the site and associated activities.
C.
Shopping center.
(1)
A combination of retail commercial and service uses
situated on a common site and designed as an integral business center.
(a)
The proposed site shall not be less than five
acres in size, meet Act 537[2] and all local sewerage requirements, be under single ownership
or control and shall be developed as a single entity for the type
of commercial establishments permitted under this chapter for the
B-1 District. Permitted uses shall be limited to those uses specified
for B-1 Districts under the provisions of this chapter for use by
right and special exception.
[2]
Editor's Note: See 35 P.S. § 750.1
et seq.
(2)
The following area and bulk requirements shall apply:
(a)
Site size: 217,800 square feet (5 acres).
(b)
Site width: 500 feet minimum.
(c)
Site coverage: 35% maximum.
(d)
Distance between buildings: 30 feet minimum.
(e)
Building setback line: 100 feet minimum.
(f)
Side yards: 50 feet minimum.
(g)
Rear yards: 50 feet minimum.
(h)
Paved areas: 60% maximum.
(i)
Building length: 400 feet maximum.
(j)
Building height: 65 feet maximum.
[Amended 12-29-2008 by Ord. No 580]
(k)
Highway access points: 300 feet minimum
(3)
A site plan shall be submitted as part of the application
for special exception for review by the Zoning Hearing Board. The
site plan shall include:
(a)
A survey drawn to scale prepared by a licensed
professional land surveyor, registered in the Commonwealth of Pennsylvania,
showing the exact size, shape and dimensions of the lot to be built
upon;
(b)
The exact size and location of all existing
buildings and structures on the lot;
(c)
The exact size and location on the lot of the
structure or building proposed to be erected, moved, repaired or altered;
(d)
All adjacent streets or alleys with traffic
flow patterns;
(e)
The proposed parking facilities, including the
size, arrangement and number of parking stalls and placement of lighting
standards;
(f)
The circulation plan for all vehicles and ingress
and egress drives for all off-street parking and loading areas, both
front and rear, to ensure the prevention of blockage of vehicles entering
and leaving the site and to provide for clean lines of vision;
(g)
Preliminary architectural engineering sketches
showing plan levels, elevations and other necessary information related
to water runoff control, slope, contours, type of building construction,
etc.;
(h)
Areas to be utilized for the exterior storage
of materials and type of architectural screen to be provided; and
(i)
Such other information as may be required by
the Zoning Hearing Board.
F.
(Reserved)
The following requirements shall apply in B-1
Special Business Districts:
Use Category
|
Min. Lot Area
(sq. ft.)
|
Min. Lot Width
(ft.)
|
Min. Front Setback
(ft. from ROW)
|
Min. Side Yard
(ft.)
|
Min. Rear Yard
(ft.)
|
Max. Bldg Height
(ft.)
|
Max. Lot
Coverage
|
---|---|---|---|---|---|---|---|
Permitted Use:
| |||||||
Banks-related financial services
|
5,000
|
60
|
25
|
15
|
15
|
35
|
50%
|
Churches
|
43,560
|
150
|
50
|
15
|
15
|
40
|
50%
|
Fire stations
|
51,000
|
60
|
25
|
15
|
15
|
35
|
50%
|
Funeral homes
|
32,000
|
150
|
50
|
15
|
15
|
35
|
50%
|
Offices
|
5,000
|
60
|
25
|
15
|
15
|
35
|
50%
|
Personal and professional services
|
5,000
|
60
|
25
|
15
|
15
|
35
|
50%
|
Public utility buildings
|
5,000
|
60
|
25
|
15
|
15
|
35
|
50%
|
Essential services
|
5,000
|
60
|
25
|
15
|
15
|
35
|
50%
|
Ambulance station
[Added 9-2-1998 by Ord. No. 387] |
5,000
|
60
|
25
|
15
|
15
|
35
|
50%
|
Communications antennas that fall under
the Pennsylvania Wireless Broadband Collocation Act[1]
[Added 2-23-2000 by Ord. No. 421; amended 9-5-2018 by Ord. No. 705] |
Subject to the requirements of § 195-81
| ||||||
Public facility
[Added 6-2-2010 by Ord. No.
601] |
5,000
|
50
|
25
|
15
|
15
|
35
|
50%
|
Ancillary residential/live-work unit
[Added 7-7-2021 by Ord. No. 739] |
Standard for principal use shall apply
| ||||||
Artisan workspace
[Added 7-7-2021 by Ord. No. 739] |
5,000
|
50
|
25
|
15
|
15
|
35
|
50%
|
Coworking space
[Added 7-7-2021 by Ord. No. 739] |
5,000
|
50
|
25
|
15
|
15
|
35
|
50%
|
Makerspace
[Added 7-7-2021 by Ord. No. 739] |
5,000
|
50
|
25
|
15
|
15
|
35
|
50%
|
Day-care center
[Added 7-7-2021 by Ord. No. 739] |
32,000
|
60
|
25
|
15
|
15
|
35
|
40%
|
Pet grooming
[Added 7-7-2021 by Ord. No. 739] |
5,000
|
50
|
25
|
15
|
15
|
35
|
50%
|
Conditional Use:[2]
| |||||||
Eating and drinking establishment
|
5,000
|
60
|
25
|
15
|
15
|
35
|
50%
|
Communications antennas that do not
fall under the Pennsylvania Wireless Broadband Collocation Act[3]
[Added 9-5-2018 by Ord. No.
705] |
Subject to the requirements of § 195-81
| ||||||
Shopping centers
|
Subject to the requirements of § 195-34C
| ||||||
Essential communications tower
[Added 2-23-2000 by Ord. No. 421] |
Subject to the requirements of § 195-14M
| ||||||
Educational institution, commercial
[Added 4-2-2003 by Ord. No. 483] |
32,000
|
100
|
50
|
20
|
20
|
35
|
40%
|
Blasting
[Added 4-2-2003 by Ord. No. 483] |
Subject to the requirements of § 195-14N
| ||||||
Model home
[Added 5-4-2005 by Ord. No. 528; amended 4-4-2007 by Ord. No. 562] |
Subject to the requirements of § 195-14R
|
NOTES:
* Standard for principal use shall
apply
|
[1]
Editor’s Note: See 53 P.S. § 11702.1 et seq.
[2]
Editor's Note: The entry for ancillary residential was repealed
7-7-2021 by Ord. No. 739.
[3]
Editor’s Note: See 53 P.S. § 11702.1 et seq.
[4]
Editor's Note: The entry for multifamily dwellings
was repealed 4-4-2007 by Ord. No. 562. The entry for public library,
added 4-2-2003 by Ord. No. 483, was repealed 6-2-2010 by Ord. No.
601.
[5]
Editor's Note: The entries for day-care center, added 4-2-2003
by Ord. No. 483; and pet grooming, added 5-4-2005 by Ord. No. 528,
as amended 4-4-2007 by Ord. No. 562, were repealed 7-7-2021 by Ord.
No. 739.