The purpose of the C-H Commercial District is to provide reasonable standards for the provision of general commercial and highway-oriented commercial uses along the roadside in areas where a nucleus of such uses already exists and where, due to the character of undeveloped land, the designation of highway commercial uses is feasible. The standards of this district are designed to minimize the access roads from major thoroughfares, to minimize traffic congestion, and to provide for architecturally attractive building facades and landscaping. The purpose of a Commercial Highway District is to accommodate the needs of the highway traveler and to serve as the retail marketing centers or shopping complexes for the entire Borough.
Per § 260-13, Table 1, Table of Permitted and Special Exception Uses.[1]
[1]
Editor's Note: Table 1, the Table of Permitted and Special Exception Uses, is included as an attachment to this chapter.
Per § 260-99, Table 2, Area and Bulk Standards.[1]
[1]
Editor's Note: Table 2, Area and Bulk Standards, is included as an attachment to this chapter.
[Amended 3-8-2017 by Ord. No. 949]
A. 
The maximum height of any structure other than a tower-based wireless communications facility is 65 feet or seven stories high.
B. 
The maximum height of any tower-based wireless communications facility is 100 feet. A variance may be requested on the basis that a gap in coverage cannot be eliminated through the use of a tower less than 100 feet in height and that there are no other locations that can eliminate the gap in coverage without a variance. A variance from the height restriction cannot exceed 50 feet from the limit, for a total permissible height of 150 feet.
All construction shall substantially conform in street orientation.
The permitted accessory buildings and uses include, but are not limited to, the following:
A. 
Storage of merchandise and goods normally carried in stock in conjunction with the principal use on the same parcel or lot of ground.
B. 
Storage of goods used in, or produced by, manufacturing activities on the same parcel or lot of ground.
C. 
Off-street motor vehicle parking areas and loading and unloading areas.
The provisions of Article XIII, Parking and Loading, and Article XIV, Internal Roadways, shall apply.
The provisions of Article XV, Landscaping and Screening, shall apply.
The provisions of Article XVI, Signs, shall apply.
A. 
When possible, as determined by the Borough Engineer, a proposed development shall share ingress and egress with surrounding existing developments and proposed developments. This will limit the amount of traffic entering and exiting Route 30. The goal is to have combined entrances and exits where retail stores, restaurants and other facilities share a combined parking space and shared ingress and egress onto the Route 30 corridor.
B. 
The potential development shall not change the character of the district as stated in § 260-62 above. Buildings shall not exceed the maximum building heights, maximum widths, and maximum square footages. The proposed developments shall not create a visual impact on the district due to the bulk and the size of the structure.
C. 
The proposed development shall not impact traffic patterns and/or the volume of traffic within the district, based upon a review by the Borough Engineer and a traffic study, if required by same.
D. 
The operation of the proposed development shall not impact the character of the neighborhood. Operational impacts include, but are not limited to, the following: management of traffic servicing the development, unloading inventory, on-site operations that would cause continuous use of the proposed development site. The proposed development shall not impact the character of surrounding developments. The proposed development shall not create operational impacts that may create additional expenses for the surrounding developments, including, but not limited to, the cost of monitoring the operational impacts. The developer who creates operational impacts, as described herein, may be charged additional, reasonable fees in order to cover the costs incurred by the Borough of Irwin for monitoring and inspecting the operation of the development. If, at the sole and exclusive discretion of the Borough of Irwin and/or the Zoning Hearing Board, it is determined that the proposed development adversely impacts the character of the surrounding areas, developments or proposed developments within the Borough of Irwin, such operations may be terminated by the Borough. The proposed development shall not create health and safety hazards that affect environmental and characteristic conditions of the district, including but not limited to noise emissions or vibrations, excessive smoke and air pollution emissions, and other potential safety and/or health hazards.
E. 
Buildings shall be clustered together to preserve natural and landscaped open areas along the corridor. Buildings shall be arranged in a manner that creates well-defined open space that is viewable from the traveled portion of the corridor.