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Coatesville City Zoning Code

ARTICLE VI

Commercial Districts

§ 224-16 Neighborhood Commercial (C-1) District.

[Amended 4-28-1997 by Ord. No. 1047-97]
A. 
Purpose. The provisions of this district have been enacted to:
(1) 
Establish neighborhood commercial centers within the City of Coatesville, making convenience goods and services readily accessible to residents.
(2) 
Ensure that permitted commercial uses are established at a scale which is compatible with residential neighborhoods.
(3) 
Provide opportunities for small businesses.
B. 
Permitted uses and structures.
(1) 
Use permitted by right. The following uses and structures are permitted by right within this district, subject to the supplemental use regulations of Article XII, if applicable. Proposals are limited to one principal use and any associated accessory uses and structures.
(a) 
All uses permitted in the RN-4 District, excluding multifamily.
(b) 
Financial institution. [Refer to § 224-60C(4).]
(c) 
Health/recreation spa.
(d) 
Medical clinic.
(e) 
Playhouse.
(f) 
Restaurant.
(g) 
Restaurant, fast-food. [Refer to § 224-60C(2).][1]
[1]
Editor's Note: Former Subsection B(1)(h), which immediately followed this subsection, was repealed 11-28-2022 by Ord. No. 1557-2022.
(2) 
Use permitted by special exception. The following uses and structures are permitted by special exception within this district, subject to the supplemental use regulations of Article XII, if applicable:
(a) 
Day-care center. [Refer to § 224-60B(1).]
(b) 
Group quarters. [Refer to § 224-60B(4).]
(c) 
Life-care facility. [Refer to § 224-60B(5).]
(d) 
(Reserved)
[Amended 11-28-2022 by Ord. No. 1557-2022]
(e) 
Tavern.
(f) 
Any combination of uses permitted by right or special exception, or both, in accordance with § 224-62, Unified land development process.
(3) 
Use permitted by conditional use. The following uses and structures are permitted by conditional use within this district, subject to the supplemental use regulations of Article XII, if applicable:
(a) 
Office center. [Refer to § 224-60C(8).]
(b) 
The combination of a conditional use and a use permitted by right or special exception, in accordance with § 224-62, Unified land development process.
(4) 
Accessory uses and structures. Accessory uses and structures are permitted in the C-1 District in accordance with the provisions of § 224-59, Accessory uses and structures.
C. 
Lot area, width and coverage requirements.
(1) 
Residential uses. Residential uses and structures in the C-1 District shall maintain the same lot area, width and coverage requirements as in the RN-4 District.
(2) 
Nonresidential or institutional uses. Lot area, width and coverage requirements for nonresidential and institutional uses in the C-1 District are contained in § 224-60 of Article XII, Supplemental Use Regulations.
D. 
Yard requirements.
(1) 
Front yards.
(a) 
Residential uses and structures in the C-1 District shall maintain the front yard requirements for the same uses in the RN-4 District.
(b) 
Nonresidential or institutional uses and structures in the C-1 District are required to provide a front yard setback to satisfy the required sidewalk areas defined in Chapter 197, Subdivision and Land Development.
(2) 
Side yards.
(a) 
Residential uses and structures in the C-1 District shall maintain the side yard requirements for the same uses in the RN-4 District.
(b) 
Any nonresidential or institutional use that contains a dwelling unit or is adjacent to an existing residential property or residential district shall maintain two side yards, which shall not be less than 20 feet in the aggregate width, and neither of which shall be less than 10 feet.
(3) 
Rear yards.
(a) 
Residential uses and structures in the C-1 District shall maintain the rear yard requirements for the same uses in the RN-4 District.
(b) 
Any nonresidential or institutional use that contains a dwelling unit or is adjacent to an existing residential property or residential district shall maintain a rear yard of 30 feet in depth. Other nonresidential uses and structures shall maintain a rear yard of 20 feet in depth.
E. 
Building height. Structures in the C-1 District cannot exceed 36 feet in height unless specifically exempted by provisions in § 224-48D or Article XII.

§ 224-17 Central Business (C-2) District.

[Amended 4-28-1997 by Ord. No. 1047-97]
A. 
Purpose. The provisions of this district have been enacted to:
(1) 
Establish the central business area within the City.
(2) 
Permit a variety of commercial uses.
(3) 
Make goods and services accessible to residents.
(4) 
Provide opportunities for small-scale businesses.
B. 
Permitted uses and structures.
(1) 
Uses permitted by right. The following uses and structures are permitted by right within this district, subject to the supplemental use regulations of Article XII, if applicable. Proposals are limited to one principal use and any associated accessory uses and structures.
(a) 
All uses permitted in the RN-4 District, excluding multifamily.
(b) 
Convenience store.
(c) 
(Reserved)
[Amended 11-28-2022 by Ord. No. 1557-2022]
(d) 
Day-care center. [Refer to § 224-60B(1).]
(e) 
Financial institution. [Refer to § 224-60C(4).]
(f) 
Group quarters. [Refer to § 224-60B(4).]
(g) 
Health/recreation spa.
(h) 
Hotel.
(i) 
Life-care facility. [Refer to § 224-60B(5).]
(j) 
Nursing home. [Refer to § 224-60B(6).]
(k) 
Medical clinic.
(l) 
Movie theater.
(m) 
Office center. [Refer to § 224-60C(8).]
(n) 
Playhouse.
(o) 
Restaurant.
(p) 
Restaurant, fast-food. [Refer to § 224-60C(2).]
(q) 
Retail center. [Refer to § 224-60C(1).]
(2) 
Uses permitted by special exception. The following uses and structures are permitted by special exception within this district:
(a) 
(Reserved)
[Amended 11-28-2022 by Ord. No. 1557-2022]
(b) 
Tavern.
(c) 
Any combination of uses permitted by right or special exception, or both, in accordance with § 224-62, Unified land development process.
(3) 
Uses permitted by conditional use. The following uses and structures are permitted by conditional use within this district:
(a) 
Retail complex. [Refer to § 224-60C(1).]
(b) 
The combination of a conditional use and a use permitted by right or special exception, in accordance with § 224-62, Unified land development process.
(4) 
Accessory uses and structures. Accessory uses and structures are permitted in the C-2 District in accordance with the provisions of § 224-59, Accessory uses and structures.
C. 
Lot area, width and coverage requirements.
(1) 
Residential uses. Residential uses and structures in the C-2 District use the same lot area, width and coverage requirements as the same uses in the RN-4 District.
(2) 
Nonresidential or institutional uses. Lot area, width and coverage requirements for nonresidential and institutional uses in the C-2 District are contained in § 224-60 of Article XII, Supplemental Use Regulations.
D. 
Yard requirements.
(1) 
Front yards. Uses and structures in the C-2 District are required to provide a front yard setback to satisfy the required sidewalk areas specified in Chapter 197, Subdivision and Land Development.
(2) 
Side yards.
(a) 
Residential uses and structures in the C-2 District shall maintain the side yard requirements for the same uses in the RN-4 District.
(b) 
Any nonresidential or institutional use that contains a dwelling unit or is adjacent to an existing residential property or residential district shall maintain two side yards, which shall not be less than 15 feet in the aggregate width, and neither of which shall be less than five feet.
(3) 
Rear yards.
(a) 
Residential uses and structures in the C-2 District shall maintain the rear yard requirements for the same uses in the RN-4 District.
(b) 
Any nonresidential or institutional use that contains a dwelling unit or is adjacent to an existing residential property or residential district shall maintain a rear yard of 20 feet in depth. Other nonresidential uses and structures shall maintain a rear yard of 15 feet in depth.
E. 
Building height. Structures in the C-2 District cannot exceed 80 feet in height unless specifically exempted by provisions in § 224-48D or Article XII.

§ 224-18 Highway Commercial (C-3) District.

[Amended 4-28-1997 by Ord. No. 1047-97]
A. 
Purpose. The provisions of this district have been enacted to:
(1) 
Accommodate automobile-oriented commercial uses which may not be appropriate within residential neighborhoods or the downtown.
(2) 
Locate commercial uses with high parking, traffic and lighting requirements within an appropriate area.
(3) 
Allow a wide variety of commercial uses.
(4) 
Provide opportunities for small- and large-scale businesses.
B. 
Permitted uses and structures.
(1) 
Uses permitted by right. The following uses and structures are permitted by right within this district. Proposals are limited to one principal use and any associated accessory uses and structures.
(a) 
All uses permitted in RN-4, excluding multifamily.
(b) 
Auto service. [Refer to § 224-60C(5).]
(c) 
Commercial/trade school. [Refer to § 224-60B(2).]
(d) 
Convenience store.
(e) 
Day-care center. [Refer to § 224-60B(1).]
(f) 
Financial institution. [Refer to § 224-60C(4).]
(g) 
Group quarters. [Refer to § 224-60B(4).]
(h) 
Health/recreation spa.
(i) 
Hotel.
(j) 
Indoor commercial recreation.
(k) 
Life-care facility. [Refer to § 224-60B(5).]
(l) 
Medical clinic.
(m) 
Motel.
(n) 
Movie theater.
(o) 
Nightclub.
(p) 
Office center. [Refer to § 224-60C(8).]
(q) 
Playhouse.
(r) 
Parking lot/garage.
(s) 
Restaurant.
(t) 
Retail center. [Refer to § 224-60C(1).]
(u) 
Retail complex. [Refer to § 224-60C(1).]
(v) 
Tavern.[1][2]
[1]
Editor's Note: Former Subsection B(1)(w), which immediately followed this subsection, was repealed 11-28-2022 by Ord. No. 1557-2022.
[2]
Editor’s Note: Former Subsection B(1)(x), listing signs as a principal use, was repealed 7-9-2018 by Ord. No. 1511-2018.
(2) 
Uses permitted by special exception. The following uses and structures are permitted by special exception within this district:
(a) 
(Reserved)
[Amended 11-28-2022 by Ord. No. 1557-2022]
(b) 
Any combination of uses permitted by right or special exception, or both, in accordance with § 224-62, Unified land development process.
(3) 
Uses permitted by conditional use. The following uses and structures are permitted by conditional use within this district:
(a) 
Amusement hall/arcade. [Refer to § 224-60C(6).]
(b) 
Restaurant, fast-food. [Refer to § 224-60C(2).]
(c) 
Restaurant, drive-through. [Refer to § 224-60C(3).]
(4) 
Accessory uses and structures. Accessory uses and structures are permitted in the C-3 District in accordance with the provisions of § 224-59, Accessory uses and structures.
C. 
Lot area, width and coverage requirements.
(1) 
Residential uses. Residential uses and structures in the C-3 District maintain the lot area, width and coverage requirements as the same uses in the RN-4 District.
(2) 
Nonresidential or institutional uses. Lot area, width and coverage requirements for nonresidential and institutional uses in the C-3 District are contained in § 224-60 of Article XII, Supplemental Use Regulations.
D. 
Yard requirements.
(1) 
Front yards.
(a) 
Residential uses and structures in the C-3 District shall maintain the side yard requirements for the same uses in the RN-4 District.
(b) 
Nonresidential or institutional uses and structures in the C-3 District shall maintain a front yard of 20 feet.
(2) 
Side yards.
(a) 
Residential uses and structures in the C-3 District shall maintain the side yard requirements for the same uses in the RN-4 District.
(b) 
All nonresidential or institutional uses shall maintain two side yards, which shall not be less than 30 feet in the aggregate width, and neither of which shall be less than 10 feet.
(3) 
Rear yards.
(a) 
Residential uses and structures in the C-3 District shall maintain the rear yard requirements for the same uses in the RN-4 District.
(b) 
Nonresidential or institutional uses in the C-3 District shall maintain a rear yard of 30 feet in depth.
E. 
Building height. Structures in the C-3 District cannot exceed 36 feet in height unless specifically exempted by provisions in § 224-48D or Article XII.

§ 224-18.1 Special Commercial Use (C-4) District.

[Added 4-28-1997 by Ord. No. 1047-97]
A. 
Purpose. The provisions of this district have been enacted to:
(1) 
Establish a district which provides for special uses of a commercial type.
(2) 
Ensure that opportunities for larger lot areas and parking areas are provided to adequately service special commercial uses.
B. 
Permitted uses and structures.
(1) 
Use permitted by right. The following uses and structures are permitted by right within this district, subject to the supplemental use regulations of Article XII, if applicable. Proposals are limited to one principal use and any associated accessory uses and structures.
(a) 
Commercial/trade school. [Refer to § 224-60B(2).]
(b) 
Convenience store.
(c) 
Health/recreation spa.
(d) 
Hospital. [Refer to § 224-60B(7).]
(e) 
Indoor commercial recreation.
(f) 
Mass transit terminal.
(g) 
Office.
(h) 
Office center. [Refer to § 224-60C(8).]
(i) 
Office park. [Refer to § 224-60C(8).]
(j) 
Parking lot/garage.
(k) 
Recreation, active.
(l) 
Recreation area.
(m) 
Recreation, passive.
(n) 
Restaurant.
(o) 
Restaurant, drive-through. [Refer to § 224-60C(3).]
(p) 
Restaurant, fast-food. [Refer to § 224-60C(2).]
(q) 
Retail center. [Refer to § 224-60C(1).]
(r) 
Retail complex. [Refer to § 224-60C(1).]
(s) 
Retail store.
(t) 
Tavern.
(u) 
Veterinary/animal hospital.
(2) 
Uses permitted by special exception. The following uses and structures are permitted by special exception within this district, subject to the supplemental use regulations of Article XII, if applicable:
(a) 
Auto sales.
(b) 
Auto service. [Refer to § 224-60C(5).]
(3) 
Uses permitted by conditional use. The following uses and structures are permitted by conditional use within this district:
(a) 
Adult entertainment uses. [Refer to §§ 224-60C(7) and 224-18.1G.]
(b) 
Amusement hall/arcade. [Refer to § 224-60C(6).]
(c) 
Department store.
(d) 
Hotel.
(e) 
Motel.
(f) 
Nightclub.
(g) 
Private club.
(h) 
Variety store.
(i) 
Wagering and gambling establishment.
C. 
Lot area, width and coverage requirements.
(1) 
Nonresidential uses. Lot area, width and coverage requirements for nonresidential uses in the C-4 District are contained in § 224-60 of Article XII, Supplemental Use Regulations, and in the Table of Commercial Use Lot Area, Setback and Bulk Standards (Parts 1 through 4).[1]
[Amended 9-28-1998 by Ord. No. 1084-98]
[1]
Editor's Note: Said table is located at the end of this chapter.
D. 
Yard requirements.
(1) 
Front yards. A front yard of 20 feet shall be maintained.
(2) 
Side yards. Two side yards shall be maintained which shall not be less than 40 feet in the aggregate width and neither of which shall be less than 15 feet.
(3) 
Rear yards. A rear yard of 40 feet in depth shall be maintained.
E. 
Building height. Buildings and other structures in the C-4 District shall not exceed 36 feet in height, unless specifically exempted by provisions in § 224-48D of Article XII.
F. 
Special design standards.
(1) 
The landscaping and buffering regulations of Article XI, § 224-51, shall apply, as well as the following:
(a) 
Any use in the C-4 District adjacent to any residential use or district shall provide a Class C buffer.
(2) 
The off-street parking requirements of Article XIII, § 224-64, shall apply, except for § 224-64D and E.
G. 
Definition of terms. For the purpose of this article, the following words, terms and phrases have the meaning indicated herein:
ADULT ARCADE
Any place to which the public is permitted or invited wherein coin-operated, slug-operated or for any form of consideration, or electronically, electrically or mechanically controlled still- or motion-picture machines, projectors, video or laser disc players or other image-producing devices are maintained to show images to five or fewer persons per machine at any one time and where the images so displayed are distinguished or characterized by the depicting or describing of specified sexual activities or specified anatomical areas.
ADULT BOOKSTORE, ADULT NOVELTY STORE or ADULT VIDEO STORE
A commercial establishment which, as one of its principal purposes, offers for sale or rental for any form of consideration any one or more of the following:
(1) 
Books, magazines, periodicals or other printed matter or photographs, films, motion pictures, video cassettes or video reproductions, slides or other visual representations which are characterized by the depiction or description of specified sexual activities or specified anatomical areas.
(2) 
Instruments, devices or paraphernalia which are designed for use in connection with specified sexual activities.
ADULT CABARET
A nightclub, bar, restaurant or similar commercial establishment which regularly features:
(1) 
Persons who appear in a state of nudity or seminudity.
(2) 
Live performances which are characterized by the exposure of specified anatomical areas or by specified sexual activities.
(3) 
Films, motion pictures, video cassettes, slides or other photographic reproductions which are characterized by the depiction or description of specified sexual activities or specified anatomical areas.
ADULT ENTERTAINMENT USE
Any of the following:
(1) 
The opening or commencement of any sexually oriented business as a new business.
(2) 
The conversion of an existing business, whether or not a sexually oriented business, to any sexually oriented business.
(3) 
The addition of any sexually oriented business to any other existing sexually oriented business.
(4) 
The relocation of any sexually oriented business.
ADULT MOTION-PICTURE THEATRE
A commercial establishment where, for any form of consideration, films, motion pictures, video cassettes, slides or similar photographic reproductions are regularly shown which are characterized by the depiction or description of specified sexual activities or specified anatomical areas.
ADULT THEATRE
A theatre, concert hall, auditorium or similar commercial establishment which regularly features persons who appear in a state of nudity or seminudity or live performances which are characterized by the exposure of specified anatomical areas or by specified sexual activities.
ESCORT
A person who, for consideration, agrees or offers to act as a companion, guide or date for another person or who agrees or offers to privately model lingerie or to privately perform a striptease for another person.
ESCORT AGENCY
A person or business association who or which furnishes, offers to furnish or advertises to furnish escorts as one of its primary business purposes for a fee, tip or other consideration.
NUDE MODEL STUDIO
Any place where a person who appears seminude, in a state of nudity or who displays specified anatomical areas is provided to be observed, sketched, drawn, painted, sculptured, photographed or similarly depicted by other persons who pay money or any form of consideration. A nude model studio shall not include a proprietary school licensed by the State of Pennsylvania or a college, junior college or university supported entirely or in part by public taxation; a private college or university which maintains and operates educational programs in which credits are transferable to a college, junior college or university supported entirely or partly by taxation; or a structure:
(1) 
That has no sign visible from the exterior of the structure and no other advertising that indicates a nude or seminude person is available for viewing.
(2) 
Where in order to participate in a class, a student must enroll at least three days in advance of the class.
(3) 
Where no more than one nude or seminude model is on the premises at any one time.
NUDITY or STATE OF NUDITY
The showing of the human male or female genitals, pubic area, vulva, anus, anal cleft or cleavage with less than a fully opaque covering, the showing of the female breast with less than a fully opaque covering of any part of the nipple or the showing of the covered male genitals in a discernible turgid state.
SEMINUDE or SEMINUDE CONDITION
The state of dress in which clothing partially or opaquely covers specified anatomical areas.
SEXUAL ENCOUNTER CENTER
A business or commercial enterprise that, as one of its principal business purposes, offers for any form of consideration:
(1) 
Physical contact in the form of wrestling or tumbling between persons of the opposite sex.
(2) 
Activities between male and female persons and/or persons of the same sex when one or more of the persons is in a state of nudity or seminudity.
SEXUALLY ORIENTED BUSINESS
An adult arcade, adult bookstore, adult novelty store, adult video store, adult cabaret, adult motion-picture theatre, adult theatre, escort agency, nude model studio or sexual encounter center.
SPECIFIED ANATOMICAL AREAS
Human genitals, pubic region, anus, buttocks, female breast(s) below a point immediately above the top of the areola or human male genitals in a discernibly turgid state, even if completely covered.
SPECIFIED SEXUAL ACTIVITIES
Any of the following:
(1) 
The fondling or other erotic touching of human genitals, pubic region, buttocks, anus or female breasts.
(2) 
Sex acts, normal or perverted, actual or simulated, including intercourse, oral copulation, masturbation or sodomy.
(3) 
Excretory functions as part of or in connection with any of the activities set forth in Subsections (1) and (2) above.