Carroll Valley City Zoning Code
PART 9
COMMERCIAL C DISTRICT
§ 27-901 Statement of Legislative Intent.
[Ord. No. 1-2022, 5/10/2022]
1.
It is hereby declared to be the intent of the C District to:
A.
Recognize the existing mixture of uses present surrounding the intersection of PA Route 116 (Fairfield Road) and PA Route 16 (Waynesboro Road).
B.
Provide for the continuation of a similar mixture of uses surrounding this intersection by accommodating a variety of residential, institutional, and small business and commercial uses.
C.
Manage access to and from these corridors to protect public safety and maintain the current regional transportation function of these corridors.
D.
Establish standards to prevent the strip commercial form of development to ensure that the corridors retain their rural appearance and function.
§ 27-902 Use Regulations.
[Ord. No. 1-2022, 5/10/2022]
1.
Permitted Uses. The following uses are permitted in the C District:
A.
Bars and nightclubs.
B.
Car wash.
C.
Child-care facility, in accordance with § 27-1502, Subsection 3.
D.
Commercial recreation, indoor.
E.
Commercial recreation, outdoor.
F.
Financial institutions, excluding those with drive-through service.
G.
Forestry.
H.
Hotels.
I.
Light industrial uses.
J.
Mobile home/manufactured home/shed sales.
K.
Motels.
L.
Places of worship.
M.
Restaurants, excluding those with drive-through service.
N.
Restaurants with outdoor seating, in accordance with § 27-1502, Subsection 28.
O.
Retail stores, excluding those with drive-through service or fuel sales.
P.
Single-family detached dwellings.
Q.
Site-specific Borough facilities.
R.
Site-specific facilities for units of government other than the Borough.
S.
Site-specific utility facilities.
T.
Vehicle sales, which may include vehicle service as an accessory use, but excluding fuel sales.
U.
Vehicle service, excluding fuel sales.
2.
Accessory Uses. The following uses are permitted as accessory uses to any permitted principal use in the C District:
A.
Child-care facility (accessory to nonresidential use), in accordance with § 27-1502, Subsection 3.
B.
Detached accessory structures, including, but not necessarily limited to, detached garages and utility sheds.
C.
Wireless communication facility - co-location - outside public right-of-way, proposed as either a stand-alone facility or as part of a DAS, in accordance with § 27-1502, Subsection 36.
D.
Wireless communication facility - co-location - inside public right-of-way, proposed as either a stand-alone facility or as part of a DAS, in accordance with § 27-1502, Subsection 37.
3.
Special Exception Uses. The following uses are permitted by special exception in the C District in accordance with the following standards and criteria, any reasonable conditions that the Zoning Hearing Board may deem necessary, and in accordance with the procedures set forth in § 27-1909 of this chapter.
A.
Distribution center, in accordance with § 27-1502, Subsection 6.
B.
Financial institutions with drive-through service, in accordance with § 27-1502, Subsection 13.
C.
Heavy industrial uses, in accordance with § 27-1502, Subsection 15.
D.
Recycling facility, in accordance with § 27-1502, Subsection 24.
E.
Rental storage, in accordance with § 27-1502, Subsection 25.
F.
Restaurants with drive-through service, in accordance with § 27-1502, Subsection 27.
G.
Retail stores with drive-through service, in accordance with § 27-1502, Subsection 29.
H.
Retail stores with fuel sales, in accordance with § 27-1502, Subsection 30.
I.
Shopping plaza, in accordance with § 27-1502, Subsection 31.
J.
Vehicle service with fuel sales, in accordance with § 27-1502, Subsection 35.
K.
Wireless communication facility - tower based - inside public right-of-way, proposed as either a stand-alone facility or as part of a DAS, in accordance with § 27-1502, Subsection 38.
L.
Uses not expressly permitted elsewhere in this chapter, and that exhibit the same general character of the uses listed in § 27-902, when authorized as a special exception by the Zoning Hearing Board in accordance with §§ 27-1502, Subsection 33, and 27-1909.
§ 27-903 General Development Standards.
[Ord. No. 1-2022, 5/10/2022]
1.
The following general development standards shall be applicable to all nonresidential uses, unless specifically designated otherwise in this Part 9.
A.
Site Design. The following site design standards shall apply to all nonresidential development within the C District. Where a principal building directly faces two or more abutting streets, these requirements shall apply to all such faces of the principal building.
(1)
All of the area between a principal building and the public right-of-way shall be landscaped. Pedestrian amenities (i.e., sidewalks, outdoor patios and dining areas, etc.) and limited parking may be permitted within the required landscaping area.
(2)
Limited parking spaces and parking lots may be located in the area between a principal building and the public-right-of way, in accordance with the following standards.
(a)
No more than 25% of the minimum number of parking spaces required for a given use, as established in § 27-1602, may be located between a principal building and a public right-of-way. Where a principal building faces two or more abutting streets, this standard may be applied along all such faces of the principal building.
(b)
Where limited parking between a principal building and public right-of-way is proposed, a low level vegetative screen shall be provided between the parking lot and the public right-of-way. Such screen shall be comprised of shrubs with a minimum mature height of three feet. The required shrubs shall be planted at no less than five foot intervals. This screening requirement shall be in addition to the parking lot landscaping standards of § 27-1603, Subsection 1H, that may be applicable.
(3)
Loading spaces and refuse areas shall not be located between a principal building and any public right-of-way.
B.
Refuse Areas. The design of all principal buildings in the C District shall include either a provision for the storage of refuse inside the building(s) or within an area enclosed by walls or opaque fencing outside the building(s) designed to be architecturally compatible with the primary building(s). Such walls or fencing shall be designed to shield the refuse areas from the direct view of any adjacent property and must be at least six feet high.
C.
Site Access. Access to nonresidential uses shall be taken from a roadway with functional classification of arterial (including minor and principal arterials) as designated in the Southwest Adams Joint Comprehensive Plan. Access to residential uses may be taken from any roadway.
§ 27-904 Dimensional Requirements.
[Ord. No. 1-2022, 5/10/2022]
1.
Minimum lot area: one acre.
2.
Minimum lot width: 200 feet.
3.
Minimum front setback: 20 feet.
4.
Minimum side setback: 20 feet.
5.
Minimum rear setback: 20 feet.
6.
Maximum Lot Coverage:
A.
Residential uses: 35%.
B.
Nonresidential uses: 50%.
7.
Minimum vegetative Coverage:
A.
Residential uses: 65%.
B.
Nonresidential uses: 50%.
8.
Maximum building height: 35 feet.
9.
Minimum dwelling unit livable floor area: 1,000 square feet.
