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.

In the C-1, Highway-Commercial District, the following regulations shall apply.

The overall land area of the parcel or parcels shall be at least two acres.

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.

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.

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:

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:

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:

Accessory uses. Only accessory uses customarily associated with or incidental to the permitted commercial uses shall be permitted.

Limitations of use. The following limitations shall be applied to any use permitted in this district:

Lot area. Every lot shall have an area of not less than two acres of net lot area as defined herein.

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.

Lot coverage. Not more than 50% of the net lot area of each lot may be occupied by buildings and other impervious cover.

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.

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.

Side yards. There shall be side yards of not less than 15 feet, within which no buildings shall be situated.

Rear yard:

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.

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).

Not less than 50% of the net lot area shall be maintained as green space.

Parking: as required by § 122-102A of this chapter.

Access and highway frontage: as required by § 122-102B of this chapter.

Landscaping: as required by § 122-102C of this chapter.

Screening: as required by § 122-102D of this chapter.

Storage: as required by § 122-102E of this chapter.

Interior circulation: as required by § 122-102F of this chapter.

Lighting: as required by § 122-102G of this chapter.

Loading: as required by § 122-102H of this chapter.