Borough of Shippensburg, PA Article IV Commercial Districts

§ 150-20 Commercial (C-1) District.

A. Purpose. This district is intended to provide opportunities to property owners to develop commercial and professional uses in existing and new structures to meet the specific needs of nearby residents as well as the public at large. This district encompasses some the older historic portions of the Borough, where there is a historical and architectural mixture of owner-occupied, tenant-occupied and commercial uses. The purpose of this district is to provide commercial and business services to the Borough.

B. Use regulations. A building may be erected or used, and a lot may be used or occupied, for any of the following purposes and no other, provided that each use shall comply with the area and special design requirements of Subsection C below:

(1) Permitted uses in the Commercial (C-1) District:

(a) Existing single-family detached dwelling.

(b) Single-family attached dwelling.

(c) Tilling of soil, noncommercial.

(d) Park or recreation area.

(e) Accessory use.

(f) Multiple-family dwelling up to six units.

(g) Professional business.

(h) Financial institution.

(i) Personal service business.

(j) Restaurant.

(k) Restaurant, fast-food.

(l) Professional office.

(m) Florist.

(n) Music and dance instruction studio.

(o) Arts and craft store or art center.

(p) Theater.

(q) Bed-and-breakfast.

(r) Cemetery. Existing will be conforming; no additional cemeteries permitted in the C-1 Zone.

(s) Home occupation.

(t) Office.

(u) Retail.

(v) Warehousing of goods associated with on-premises production.

(w) Information services.

(x) Forestry.

(y) Neighborhood convenience store.

(z) Craftsman's shop.

(aa) Fitness and health center, subject to the criteria set forth in § 150-62.2.

[Amended 2-4-2020 by Ord. No. 944, approved 2-4-2020]

(bb) Automobile repair garages.

[Added 2-2-2010 by Ord. No. 853, approved 2-2-2010]

(cc) Automobile service station.

[Added 2-2-2010 by Ord. No. 853, approved 2-2-2010]

(dd) Dry cleaners.

[Added 2-2-2010 by Ord. No. 853, approved 2-2-2010]

(ee) Laundromat.

[Added 2-2-2010 by Ord. No. 853, approved 2-2-2010]

(ff) Bakery.

[Added 2-2-2010 by Ord. No. 853, approved 2-2-2010]

(gg) Massage therapist business, subject to the criteria set forth in § 150-62.4.

[Added 2-2-2010 by Ord. No. 853, approved 2-2-2010; amended 2-4-2020 by Ord. No. 944, approved 2-4-2020]

(hh) Trade school.

[Added 2-2-2010 by Ord. No. 853, approved 2-2-2010]

(ii) Video arcade.

[Added 2-2-2010 by Ord. No. 853, approved 2-2-2010]

(jj) Plant nursery.

[Added 2-2-2010 by Ord. No. 853, approved 2-2-2010]

(kk) Car wash.

[Added 2-2-2010 by Ord. No. 853, approved 2-2-2010]

(ll) No-impact home-based business.

[Added 10-18-2011 by Ord. No. 872, approved 10-18-2011]

(mm) Outdoor dining areas.

[Added 6-4-2019 by Ord. No. 934, approved 6-4-2019]

(2) Conditional uses in the Commercial C-1 District (see Article XIV):

(a) Multifamily dwelling more than six units.

(b) Place of worship.

(c) Hospital.

(d) Day-care center.

(e) Hotel.

(f) Public or private school.

(g) Municipal building and facility.

(h) Motor vehicle parking lot.

(i) Motor vehicle sales and service.

(j) Convenience store.

(k) [1]Emergency services station.

[Added 2-2-2010 by Ord. No. 853, approved 2-2-2010]

[1] Editor’s Note: Former Subsection B(2)(k), Outdoor dining areas, was repealed 6-4-2019 by Ord. No. 934, approved 6-4-2019. This ordinance also renumbered former Subsection B(2)(l) through (n) as Subsection B(2)(k) through (m), respectively.

(l) (Reserved)[2]

[2] Editor's Note: Former Subsection B(2)(l), which listed message therapist business, was repealed 11-4-2021 by Ord. No. 954, approved 11-4-2021.

(m) Tattoo parlor.

[Added 2-2-2010 by Ord. No. 853, approved 2-2-2010]

C. Dimensional regulations in the Commercial (C-1) District:

(1) Lot area and width. The lot area and width shall be not less than the following dimensions for each principal use hereafter established in this zone:

(a) Lot area minimum: 3,000 square feet per use.

(b) Lot width minimum: 50 feet.

(2) Setbacks. Each lot shall provide front, side and rear setbacks not less than the following (see Shippensburg Borough Subdivision and Land Development Ordinance § 137-32):

(a) Front setback: 10 feet (see § 150-60).

(b) Side setback: six feet on both sides.

(c) Rear setback: 20 feet (see §§ 150-54 and 150-55).

(3) Height. The height limit for a principal building shall be 45 feet.

(4) Lot coverage. Not more than 70% of the lot area shall be covered with impervious surface materials.

(5) Vegetative cover. At least 15% of the lot area shall be maintained in a vegetative cover.

D. Off-street parking. There must be 2 parking spaces provided for each family unit.

E. Special design criteria. The following special requirements shall apply:

(1) Permitted uses shall be contained within the principal building or structure.

(2) The storage of business merchandise, equipment and any other associated materials must be contained within a building. Off-street parking and loading areas shall be provided in accordance with the provisions of the Subdivision and Land Development Chapter.[3]

[3] Editor's Note: See Ch. 137, Subdivision and Land Development.

(3) Outdoor dining areas. In the C-1 District, and subject to the requirements of that district except as herein modified and provided:

[Added 6-4-2019 by Ord. No. 934, approved 6-4-2019]

(a) Adequate sidewalk space of five feet shall be free of any restaurant obstruction for a pedestrian walkway.

(b) All items shall be removed from the public sidewalk area at the time the restaurant closes.

(c) Rear yard outdoor dining areas must maintain a fence.

F. Accessory uses permitted. Owners shall be permitted, as an accessory use in the C-1 Zone, one apartment for not more than three persons in a single-family, owner-occupied dwelling.

§ 150-20.1 Transitional-Commercial (T-C) Districts; Transitional-Commercial East (T-C East) and Transitional Commercial (T-C West).

[Added 5-5-2020 by Ord. No. 945, approved 5-5-2020; amended 11-4-2021 by Ord. No. 954, approved 11-5-2021]

A. Purpose. These districts are intended to provide for primarily non-pedestrian-oriented retail, wholesale, and service activities on the periphery of the town to provide for establishments offering accommodations or services to Borough residents and visitors.

B. Use regulations. A building may be erected or used, and a lot may be used or occupied, for any of the following purposes and no other, provided that each use shall comply with the area and special design requirements of Subsection C below:

(1) Permitted uses in the Transitional Commercial (T-C) Districts:

(a) Tilling of soil, noncommercial.

(b) Accessory use.

(c) Multiple-family dwelling, up to six units.

(d) Professional business.

(e) Financial institution.

(f) Personal service business.

(g) Restaurant.

(h) Restaurant, fast-food.

(i) Professional office.

(j) Florist.

(k) Music and dance instruction studio.

(l) Arts and craft store or art center.

(m) Theater.

(n) Bed-and-breakfast.

(o) Cemetery. Existing will be conforming; no additional cemeteries permitted in T-C Districts.

(p) Home occupation.

(q) Office.

(r) Retail.

(s) Warehousing of goods associated with on-premises production.

(t) Information services.

(u) Forestry.

(v) Neighborhood convenience store.

(w) Craftsman's shop.

(x) Fitness and health center, subject to the criteria set forth in§ 150-62.2.

(y) Automobile repair garages.

(z) Automobile service station.

(aa) Dry cleaners.

(bb) Laundromat.

(cc) Bakery.

(dd) Massage therapist business, subject to the criteria set forth in § 150-62.4.

(ee) Trade school.

(ff) Video arcade.

(gg) Plant nursery.

(hh) Car wash.

(ii) No-impact home-based business.

(jj) Outdoor dining areas.

(kk) Multifamily dwelling, more than six units.

(ll) Place of worship.

(mm) Hospital.

(nn) Day-care center, subject to the criteria set forth in § 150-62.1.

(oo) Hotel.

(pp) Public or private school.

(qq) Municipal building and facility.

(rr) Motor vehicle parking lot.

(ss) Motor vehicle sales and service.

(tt) Convenience store.

(uu) Emergency services station, subject to the criteria set forth in § 150-62.3.

C. Dimensional regulations in the T-C Districts:

(1) Lot area and width. The lot area and width shall be not less than the following dimensions for each principal use hereafter established in this zone:

(a) Lot area minimum: 3,000 square feet per use.

(b) Lot width minimum: 50 feet.

(2) Setbacks. Each lot shall provide front, side, and rear setbacks not less than the following (see Shippensburg Borough Subdivision and Land Development Ordinance § 137-32):

(a) Front setback: 15 feet (see § 150-60).

(b) Side setback: 10 feet on both sides.

(c) Rear setback: 20 feet (see §§ 150-54 and 150-55).

(3) Height. The height limit for a principal building shall be 45 feet.

(4) Lot coverage. Not more than 70% of the lot area shall be covered with impervious surface materials.

(5) Vegetative cover. At least 15% of the lot area shall be maintained in a vegetative cover.

D. Off-street parking shall be provided as required in § 150-57.

E. Special design criteria. The following special requirements shall apply:

(1) Permitted uses shall be contained within the principal building or structure.

(2) The storage of business merchandise, equipment, and any other associated materials must be contained within a building. Off-street parking and loading areas shall be provided in accordance with the provisions of the Subdivision and Land Development Chapter.

(3) Outdoor dining areas. In the T-C Districts, and subject to the requirements of the specific district except as herein modified and provided:

(a) Adequate sidewalk space of five feet shall be free of any restaurant obstruction for a pedestrian walkway.

(b) All items shall be removed from the public sidewalk area at the time the restaurant closes.

(c) Rear yard outdoor dining areas must maintain a fence.