Multiple use of a single lot as a planned commercial development. Each planned commercial development must be on a single lot to be considered for a conditional use. Each separate lot shall be subject to § 115-34. A planned commercial development may include any use permitted in the C-2 District, as specified in Subsections A through M above, as well as any of the following additional uses:

Offices, warehousing and distribution, research and development, engineering and testing laboratories, as part of a planned business park and ancillary private recreational facilities, including a golf course.

Mobile home parks, subject to the provisions of Article XIV of this chapter.

Mini-storage facilities.

Hotel/Motel subject to the provisions of § 115-34G. Permitted accessory uses include eating and drinking establishments, indoor fitness facilities and pools, and areas suitable for hosting meetings, conferences, conventions, banquets, receptions and similar events. Accessory uses with the exception of eating and drinking establishments and meeting/conference/convention/banquet/reception facilities shall be primarily for the use of guests of the Hotel/Motel.

Adaptive reuse of Class I or Class II historic resource pursuant to the provisions of §§ 115-131.2 and 115-131.3. In this C-2 Commercial District, an adaptive reuse of a Class I or Class II historic resource may include the conversion of the resource to a residential use that is permitted in the R-4 Residential District.[4]

Gasoline service stations.

Public utility offices and operating facilities.

Lot area: Minimum tract size of 10 acres.

Lot width at street line/building line: 500 feet minimum.

Building coverage: 30% maximum.

Floor area ratio: 60% maximum.

Landscaped open space: 20% minimum, provided that landscaping required for parking or within the street right-of-way is not included.

Building setback line: 100 feet minimum.

Side and rear yards: 75 feet minimum abutting residential districts and 50 feet minimum abutting nonresidential districts.

Building and accessory building or structure height: three stories above grade plane or 35 feet maximum, except for Hotel/Motels which shall be permitted to be four stories above grade plane or 45 feet maximum.

Total tract area: 10 acres minimum.

Lot width at street line/building line: 500 feet minimum.

Building coverage: 40% maximum.

Floor area ratio: 60% maximum.

Landscaped open space: 20% minimum, provided that landscaping required for parking or within the street right-of-way is not included.

Building setback line: 75 feet minimum.

Side and rear yards: 75 feet minimum abutting residential districts and 50 feet minimum abutting nonresidential districts.

Building and accessory building or structure height: three stories above grade plane or 35 feet maximum.

Lot area: five-acre minimum.

Lot width at the street line/building line: 500 feet minimum.

Building coverage: 30% maximum.

Floor area ratio: 100% maximum.

Landscaped open space: 20% minimum, provided that landscaping required for parking or within the street right of way is not included.

Building setback line: 75 feet minimum.

Side and rear yards: 75 feet minimum abutting residential districts and 50 feet minimum abutting nonresidential districts.

Building and accessory building or structure height: four stories above grade plane or 45 feet maximum.

Minimum lot area for nine-hole regulation course: 50 acres.

Minimum lot area for eighteen-hole regulation course: 90 acres.

Building and accessory building or structure height: three stories above grade plane or 30 feet maximum.

Perimeter setback. All buildings shall be set back a minimum of 40 feet from the tract perimeter, except where the tract perimeter abuts existing residential uses, in which case, the minimum distance from the tract perimeter abutting said uses shall be no less than 80 feet.

If the golf course lies in more than one municipality, evidence shall be submitted that the area set aside and dedicated to golf course use in all the municipalities is the minimum amount specified above.

Lot area: one acre minimum.

Lot width at street line/building line: 150 feet minimum.

Building coverage: 25% maximum.

Floor area ratio: 40% maximum.

Landscaped open space: 30% minimum, provided that landscaping required for parking is not included.

Building setback line: 75 feet minimum.

Side and rear yards: 50 feet minimum abutting residential districts and 25 feet minimum abutting nonresidential districts.

Building and accessory building or structure height: three stories above grade plane or 35 feet maximum.

Historic setback line: 150 feet minimum from any Class I or Class II historic resource, regardless of whether such resource is located upon a tract or lot itself.

With the exception of planned commercial developments and planned business parks, which are addressed in § 115-35B below, a single shared access shall be provided in order to limit new accesses onto the highway. Access shall take the form of an internal road which directs traffic to a single entrance with divided lanes or by means of reverse frontage access.

A landscaped buffer shall be provided in accordance with § 115-45.1 of this chapter.

Parking areas shall be landscaped in accordance with § 115-45.1 of this chapter.

(Reserved)[1]

Unless adequate provision for off-site sewage disposal is provided, there shall be a minimum contiguous area suitable for on-site sewage disposal which is 20% of the tract, but in no case less than 10,000 square feet.

The uses permitted by this article in § 115-33 shall not be open to the public between the hours of 12:00 midnight and 6:00 a.m., with the exception of the lodging aspect of Hotels/Motels. Any eating and drinking establishments, and meeting, conference, convention, banquet or reception facility usage within a Hotel/Motel must cease operations by 2:00 a.m. In addition, there shall be no truck or other deliveries arriving or leaving during the hours of 12:00 midnight and 6:00 a.m. Furthermore, any delivery trucks or other vehicles arriving prior to 12:00 midnight and parked on the property shall not have engines, refrigeration units or other motors associated with the delivery truck or vehicle operating between the hours of 12:00 midnight and 6:00 a.m.

The applicant shall prepare a plan indicating how the lot will be developed and used. The plan shall also identify specific ownership and maintenance responsibilities of the lot, buildings, structures and other improvements.

The combined uses, buildings, structures and other improvements, shall collectively comply with the bulk regulations of § 115-34A and B.

There shall be a maximum of one access for each road frontage which may consist of a combined point of ingress and egress or separate point of ingress and egress, one each. The minimum distance from access points on any adjacent properties along Routes 162 or 322 shall be 300 feet, measured along both sides of the highway. A reduction in the minimum separation distance shall occur only when compliance with said distance will not allow for minimum safe sight distance as required by the Pennsylvania Department of Transportation.

Entrances shall be of a minimum width and depth as specified by the Pennsylvania Code, Title 67, Transportation, Pennsylvania Department of Transportation, Chapter 441, “access to and occupancy of highways by driveways and local roads,” for the traffic volume level of driveway proposed, or other width and depth requirements as may be required by state regulation.

Parking requirements shall be calculated in accordance with §115-58. Parking facilities may be designed as a common parking lot, provided that the required number of parking spaces are provided for each use. Pedestrian access to a use shall not be provided across a main access loop road, unless raised pedestrian walkways, including stop signs or other appropriate traffic controls, are provided for each crossing. In any event, such pedestrian access over or through a main access loop road shall not be a primary access, but shall instead be used primarily to serve overflow parking areas.

Only one freestanding sign shall be permitted on any entrance to a planned commercial development lot as a directory use on the lot. Only one freestanding sign as permitted by § 115-95 shall be permitted at each building court. All individual signs shall be mounted on the building or structure housing the use. Signs shall be designed in accordance with Article XVII.

For any fast-food restaurant proposed to be included within a planned commercial development and for any convenience store as defined by this chapter, the applicant shall propose and carry out measures, deemed satisfactory by the Board, that assure compliance with the following requirements:

Boundaries shall be established for the golf course to include the minimum lot area provided in § 115-34D. The area within such boundary may include service facilities, including storage buildings for the maintenance equipment, and clubhouse facilities for food services and other functions customarily incidental to a golf club.

Clubhouse facilities may include the service, sale and use of food and alcoholic beverages upon issuance of a proper license by the Commonwealth of Pennsylvania. The sale of sporting gear and clothing shall be limited in clubhouse facilities to that associated with the sport of golf.

The clubhouse, lodge building, golf course and their services shall be for the use of members and their guests only.

Residential or commercial uses developed in conjunction with the golf course and intended to abut the golf course shall be set back a minimum of 25 feet from the tract boundary established for the golf course, but in no case shall be located less than 150 feet from any fairway, green or tee.

Plans for construction of a golf course shall be prepared by a generally recognized or licensed golf course architect and shall show sufficient information with regard to grading to indicate the direction and disposition of drainage from the golf course.