The C-2 Commercial Industrial District is hereby established
in order to provide for a variety of commercial and light industrial
uses and economic opportunities relative to those uses.
In the C-2 Commercial Industrial District, the following uses
are authorized:
B.
Conditional
uses:
(1)
Private club, subject to the following requirements:
(a)
Shall be of a service nature and not conducted as a profit-making
business.
(b)
Shall be open to members and their guests only.
(c)
Shall have two points of vehicular access.
(d)
Outdoor recreation areas shall be located a minimum of 30 feet
from the closest property line.
(e)
The perimeter of the lot accommodating such use shall be planted
or fenced in accordance with the provisions of this chapter to discourage
public access.
(3)
Retail center, subject to the following requirements:
(4)
Service business, subject to the following requirements:
(a)
For the purpose of this article, the following service businesses
are considered conditional uses in the C-2 Commercial Industrial District:
(5)
Financial establishments, including banks, savings-and-loan associations,
credit unions and similar institutions.
(6)
Sit-down restaurant, subject to the following requirements:
(a)
All food and beverage must be served by persons employed by
the restaurant.
(b)
Seating at tables, counters or booths inside the structure shall
take place.
(c)
Takeout service may be offered.
(d)
The sale and consumption of alcoholic beverages must be incidental
to the sale and consumption of food.
(7)
Fast-food restaurant, subject to the following requirements:
(8)
Small appliance and mechanical repair, excluding state-licensed motor
vehicle repair.
(9)
Heavy equipment service and repair, including trucks, excavating
equipment and industrial machinery.
(12)
Adult entertainment establishment, subject to the following
requirements:
(a)
No adult entertainment establishment shall be located within
2,000 feet of another adult entertainment establishment, as measured
from property line to property line.
(c)
No stock-in-trade which depicts, describes or relates to specified
sexual activities and/or specified anatomical areas, as defined herein,
shall be permitted to be viewed from the street, sidewalk or highway.
(d)
No sign which can be viewed by the public which depicts, describes
or relates to specified sexual activities and/or specified anatomical
areas shall be permitted.
(13)
Wind turbine, industrial, subject to the following:
(a)
No said systems or equipment shall be erected within a front
or side yard or outside the building envelope. All windmills, wind
turbines and windwheels shall maintain a setback from any adjoining
side or rear lot line equivalent to 125% of the maximum height of
the windmill, wind turbine and/or wind wheel as measured from its
point of anchoring to the outer tip of its rotor blade.
(b)
The structure supporting the wind rotor unit, including any
necessary guideposts and supporting cables, shall be certified by
a professional structure engineer licensed as such in Pennsylvania.
(c)
All owners of a WECS shall provide the Borough with a structural
safety assessment report prepared by a professional structural engineer
licensed as such in Pennsylvania every five years. Said reports shall
be provided to the Zoning Officer on the anniversary date of when
the zoning certificate was issued.
(d)
All electric lines/utility wires shall be buried underground
and installed in accordance with applicable building and electrical
codes.
(e)
Any mechanical equipment associated and necessary for operation,
including a building or structure for batteries and storage cells,
shall be enclosed by an eight-foot-high fence with screening planting
in accordance with this chapter.
(14)
Cemetery or mausoleum.
(a)
The minimum lot area shall be 25 acres; the maximum lot area
shall be 100 acres.
(b)
A drainage plan, showing the lot's existing and proposed
runoff characteristics, shall be submitted with the application for
approval.
(c)
An additional 10 feet of yard setback with landscape buffering
a minimum of six feet in height for off-street parking, loading areas,
outdoor service areas and storage areas shall be provided as defined
by this chapter to protect the surrounding neighborhood from inappropriate
light and other disturbances.
(d)
At no time shall a corpse be exposed or visible from a public
street or adjacent lot.
(e)
An inventory of type and quantity of all toxic, corrosive, flammable,
carcinogenic or explosive materials, chemicals, liquids, gases or
solids utilized, stored and/or transferred shall be filed with the
Township on an annual basis.
(f)
The owner(s) and operator(s) of a cemetery shall incorporate
best management practices as outlined in the Pennsylvania Handbook
of Best Management Practices for Developing Areas to minimize negative
impacts of erosion, siltation and surface water and groundwater contamination.
(g)
No more than one sign shall be permitted; said sign shall be
a ground or a wall sign.
(15)
Place of worship/assembly.
(a)
All buildings and structures shall be set back at least 100
feet from all lot lines and rights-of-way.
(b)
A place of worship shall have direct access to an arterial or
collector street. The point of ingress/egress shall be located in
a manner that minimizes detrimental traffic impacts (both pedestrian
and vehicular) on the surrounding neighborhood.
(c)
Hours of operation and worship events shall be scheduled to
minimize negative impacts on the surrounding neighborhood.
(d)
All dumpsters and/or waste collection areas shall be enclosed
by a solid masonry screen.
(e)
Maximum height of outdoor parking area and roadway lighting
shall be 25 feet.
(f)
As a part of all land development, the landowner and/or developer
shall provide a plan for photometrics of the lot. Illumination, when
measured at a lot line, shall be a maximum of 0.25 footcandle.
(g)
If the parking area for a place of worship or place of assembly
is adjacent to a single-family residential lot, any parking areas
that demand greater than 10 automobiles, the following shall apply:
[1]
An additional ten-foot setback with one of the following shall
be provided along the parking lot's perimeter to minimize the
impact of inappropriate noise, dust, light and other disturbances
on adjacent residential development:
[a]
One and one-half times the required number of plants
for screening and buffering off-street parking and loading areas;
or
[b]
A mound, a minimum of 3 1/2 feet in height
at its peak, shall be constructed where the sides do not exceed a
four-foot horizontal to one-foot vertical change in elevation. The
mound shall be landscaped with plants that provide four seasons of
interest, not including turf grass. The landowner and/or developer
shall coordinate lot drainage so that lot development and grading
do not create any adverse effects on adjacent properties.
(16)
Research laboratory.
(a)
Any outdoor storage conducted on the lot shall comply with the
regulations for outdoor storage as defined in this chapter.
(b)
A research and development facility shall have one point of
ingress and egress to an arterial road.
(c)
Hours of operation and activities must be appropriately scheduled
to protect the operation of the surrounding neighborhood from detrimental
noise, dust, odor, vibration, light or other disturbance or interruption.
(d)
The ground surface of off-street parking and loading spaces
shall be paved with bituminous, brick, concrete or stone block paving
material to protect the surrounding neighborhood from inappropriate
dust and other disturbances.
(e)
An inventory of toxic, corrosive, flammable, carcinogenic or
explosive materials, chemicals, liquids, gases or solids shall be
updated annually and filed with the Township Fire Marshal.
(f)
No more than one sign shall be permitted; said sign shall be
a ground or a wall sign.
(17)
Public park or recreation facility, subject to the following
requirements:
(a)
Adequate provision for interior circulation and access must
be demonstrated.
(b)
Exterior lighting must be installed with no impact of glare
on adjacent lots.
(c)
The perimeter of an outdoor recreation area shall be screened
with natural plantings or fencing a minimum of four feet in height
and with a maximum of 15% transparency.
(18)
Private recreation facility.
(a)
Compliance with all land development criteria shall be a prerequisite
for building permit issuance.
(b)
A twenty-foot-deep buffer yard shall be provided along the entire
length of any property line abutting a developed residential lot.
A planting screen of varying heights (no less than four feet in height),
plus consisting of a fifty-percent-fifty-percent mix of evergreens
and deciduous trees, or opaque fencing, shall be installed within
said buffer yard to achieve an overall maximum transparency of 15%.
See § 400-10G.
A.
All permitted and conditional uses shall be conducted on lots with
a minimum area of 20,000 square feet.
C.
Height. Any structure in excess of five stories on a lot abutting
an R-1 or R-2 District boundary line shall be set back an additional
15 feet from the adjoining lot lines for each story over five.
D.
Bulk. No structure or combination of structures shall occupy in excess
of 65% of the total lot area.
Environmental impact regulations for the C-2 Commercial Industrial District are contained in Article VI.
All permits for the construction, use and occupancy of structures and for the occupancy of land in this district are required in accordance with procedures outlined in Article XVII.
