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Hanover Township Northampton County
City Zoning Code

ARTICLE VII

Commercial Districts

§ 185-29 Regulations applicable to all commercial districts.

A. 
Definition. Commercial districts are Service Commercial (C1), Commercial Center (C2), and Restricted Commercial Center (C2R) Districts. Unless otherwise noted, regulations of this section apply to all classes of districts listed in this Subsection A.
B. 
Sewage disposal. All commercial establishment uses must be connected to a public sewage treatment facility.
C. 
Water supply. All commercial establishment uses must be connected to a public or centralized water supply system.
D. 
Commercial use standards. Uses permitted in a commercial district shall be subject to the following conditions:
(1) 
All commercial establishments shall be business establishments which deal directly with a retail customer.
(2) 
All goods produced on the premises shall be sold exclusively on the premises where produced.
(3) 
All permitted and accessory uses, except for off-street loading and parking, and signs, shall be conducted within completely enclosed buildings except for sale of planting and nursery stock.
(4) 
Wholesale establishments shall not be permitted in a commercial district.
E. 
Traffic control. All commercial uses shall have access and egress directly to an arterial or collector road as designated in the Official Township Map.
(1) 
All parking, loading, service areas, and parallel access roads used by motor vehicles shall be physically separated from all roads, streets, and highways by a landscaped strip so that vehicle access and egress is controlled.
(2) 
Access points or driveways to commercial uses shall be held to an absolute minimum.
(3) 
All access and/or egress points, roads, or driveways shall be located not less than 100 feet from the intersection of any street right-of-way lines.
(4) 
Access and egress from a commercial lot using a common driveway shall be separated by a raised mountable concrete island. The island shall have a minimum width of five feet and a minimum height of six inches above the finished driveway surface.
(5) 
Access and/or egress roads, driveways or points shall be separated by at least 200 feet, except as described in Subsection E(4).
(6) 
Commercial uses shall not be permitted to have direct access to any local street so designated in the Township's Official Map.
F. 
Internal traffic flows within any lot used for commercial purposes shall be so controlled that vehicles move in traffic lanes with definite access and egress points.
(1) 
Access and egress points to internal traffic lanes shall be held to an absolute minimum.
(2) 
Traffic lanes shall be separated from each other and from parking areas by barriers, buffer strips, or by similar means.
(3) 
Motor vehicles being able to "cut across" parking areas or traffic lanes shall be prohibited by the use of barriers, buffer strips, or other means.
G. 
Relations to the Township's subdivision regulations. Standards and provisions contained in Chapter 159, Subdivision and Land Development, shall also apply to commercial developments.
H. 
Site plan review. Site plan review by the Planning Commission and approval by Board of Supervisors shall be required for all commercial uses. For site plan minimum requirements, see § 185-22C of this chapter.

§ 185-30 Regulations applicable to C1 Service Commercial District.

A. 
Permitted uses. Only the following building types or uses shall be permitted in this district, except nonconforming uses or buildings as provided for in Article XI:
(1) 
Retail shops, including drug, variety, and hardware stores.
(2) 
Personal service shops, including dry cleaning and laundry pickup establishments, laundromat, barbershop and beauty parlor, and shoe repair shop.
(3) 
Food service stores, including restaurants without drive-through windows, bakery, confectionary, and food markets not exceeding 8,000 square feet in area.
[Amended 4-28-2009 by Ord. No. 09-08]
(4) 
Professional offices, including doctor's, dentist's, lawyer's, real estate and insurance broker's offices.
(5) 
General service and repair shops, such as watch, radio, television, and other home appliance shops.
(6) 
Bank and other similar financial establishments.
(7) 
Forestry.
[Amended 11-20-2001 by Ord. No. 01-12]
(8) 
Day-care center.
B. 
Accessory uses. Only the following accessory building types and uses shall be permitted in this district, except nonconforming uses or buildings as provided for in Article XI:
(1) 
Parking garage or area, and loading area pursuant to §§ 185-17, 185-18 and 185-29E(1).
(2) 
Customary accessory uses in service commercial areas.
(3) 
Signs, pursuant to § 185-19.
(4) 
Small wind-energy system, provided that it complies with Chapter 145, Small Wind-Energy Systems, of the Hanover Township Codified Ordinances.
[Added 5-26-2009 by Ord. No. 09-10]
C. 
Special exceptions. Only the following building types or uses shall be permitted, pursuant to Zoning Hearing Board review requirements of Article XIV:
(1) 
Cafe, bar, or tavern, night club or similar place.
(2) 
Gasoline service station, pursuant to § 185-21.
(3) 
Car wash pursuant to § 185-21A.
D. 
Area and bulk regulations. The following requirements shall be observed:
(1) 
Minimum lot size: one acre.
(2) 
Minimum lot width: 200 feet.
(3) 
Maximum lot coverage: 60%.
(4) 
Minimum yard requirements:
(a) 
Front: 35 feet.
(b) 
Side: 20 feet.
(c) 
Rear: 30 feet.
(5) 
Maximum building or structure height: 45 feet.
[Amended 9-22-2020 by Ord. No. 20-4]
(6) 
Waiver of yard and lot requirements for Service Commercial District development.
(a) 
Interior lot and yard requirements may be waived for a Service Commercial District development or other integrated development related to permitted service commercial uses if the development is based on a unified concept and unified site plan, consisting of more than one lot.
(b) 
Yard and lot requirements shall still apply to the overall site, but shall be increased by 50%. This applies to Subsections D(1), D(2) and D(4).
(c) 
The width of landscaped planting strips described in § 185-30E(3) shall be increased by 50% for service commercial development.
E. 
Other regulations.
(1) 
Off-street parking regulations. The provisions of §§ 185-17 and 185-29E shall apply.
(2) 
Off-street loading regulations. The provisions of §§ 185-18 and 185-29E shall apply.
(3) 
Landscaping regulations.
(a) 
A twenty-foot-wide planting strip shall be provided along all side and rear service commercial property lines abutting all agricultural, residential, and office and institutional districts.
(b) 
Except as regulated above, planting strips shall conform to Chapter 67, Construction Standards.
F. 
Conditional uses. Only the following building types and uses shall be permitted pursuant to Board of Supervisors’ approval, in accordance with the review procedures and use restrictions described in § 185-54, Conditional uses, of this chapter and the use restrictions described therein:
[Added 4-28-2009 by Ord. No. 09-08; amended 11-22-2016 by Ord. No. 16-06; 12-20-2016 by Ord. No. 16-08; 5-9-2017 by Ord. No. 17-05; 12-17-2019 by Ord. No. 19-09]
(1) 
Restaurants with drive-through windows.
(2) 
Brew pub.
(3) 
Microbrewery;
(4) 
Dispensary facility;
(5) 
Limited winery; and
(6) 
Limited distilIery.

§ 185-31 Regulations applicable to C2 Commercial Center District.

A. 
General. A commercial center development shall be designed, developed and constructed according to a unified site and architectural plan which shall be reviewed by the Planning Commission and approved by the Board of Supervisors before a permit may be issued. This development shall conform to Chapter 159, Subdivision and Land Development, as it is applicable.
(1) 
A market survey or similar research shall accompany any site plan submitted to the Planning Commission.
(2) 
The Planning Commission shall take into consideration conclusions and other findings of the market survey or similar research when judging the suitability of the site for commercial center development.
(3) 
The required site plan shall contain the minimum information listed in § 185-22C of this chapter.
B. 
Permitted uses. Only the following building types or uses shall be permitted in this district, except nonconforming buildings or uses are provided for in Article XI:
(1) 
Commercial Center District: consisting of one or more of the following building types or uses:
(a) 
One or more food markets.
(b) 
Uses and building types permitted in Service Commercial Districts listed in § 185-30A.
(c) 
Department store.
(d) 
Shopping mall, civic or community rooms, or similar meeting rooms.
(e) 
Health clubs or similar establishments but specifically excluding betting parlors.
(f) 
Nightclub or tavern or similar place, limited to one such establishment per 10 acres of common ownership, but specifically excluding betting parlors.
(g) 
Garden center, outdoor sports equipment shop.
(h) 
Indoor theater, auditorium, exhibition hall or performing arts center, but specifically excluding betting parlors.
(2) 
Forestry.
[Amended 11-20-2001 by Ord. No. 01-12]
(3) 
Hotel and motel establishments, subject to approval by the Planning Commission and the Board of Supervisors.
(4) 
Day-care center.
(5) 
General office, provided that a building or part of a building containing a general office use is on lot with a minimum lot area of 25 acres.
[Added 10-28-2014 by Ord. No. 14-08]
C. 
Accessory uses. Only the following accessory uses and building types shall be permitted in this district, except nonconforming uses or buildings as provided for in Article XI:
(1) 
Parking garage or parking area and loading area, pursuant to §§ 185-17, 185-18 and 185-29E.
(2) 
Customary accessory uses in Commercial Center Districts, but specifically excluding betting parlors.
(3) 
Signs, pursuant to § 185-19.
(4) 
Small wind-energy system, provided that it complies with Chapter 145, Small Wind-Energy Systems, of the Hanover Township Codified Ordinances.
[Added 5-26-2009 by Ord. No. 09-10]
D. 
Special exceptions. Only the following building types or uses shall be permitted, pursuant to Zoning Hearing Board review requirements of Article XIV:
(1) 
Gasoline service station or automobile service shop, pursuant to § 185-21.
(2) 
Automobile sales and service agencies.
E. 
Area and bulk regulations. The following requirements shall be observed:
(1) 
Minimum lot size: eight acres, except general office use, for which the minimum lot size shall be 25 acres.
[Amended 10-28-2014 by Ord. No. 14-08]
(2) 
Maximum lot coverage: 65%.
(3) 
Minimum yard requirements:
(a) 
Front: 50 feet.
(b) 
Side: 50 feet, unless adjoining area is zoned residential or agricultural in which case minimum (side) rear yard shall be 100 feet.
(c) 
Rear: 50 feet, unless adjoining area is zoned residential or agricultural, in which case minimum (side) rear yard shall be 100 feet.
(4) 
Maximum building or structure height: 45 feet.
[Amended 9-22-2020 by Ord. No. 20-4]
F. 
Conditional uses. Only the following building types and uses shall be permitted pursuant to Board of Supervisors' approval, in accordance with review procedures and use restrictions described in § 185-54, Conditional uses, of this chapter and the use restrictions described therein:
[Added 4-28-2009 by Ord. No. 09-08; amended 11-22-2016 by Ord. No. 16-06; 12-20-2016 by Ord. No. 16-08; 5-9-2017 by Ord. No. 17-05; 11-27-2018 by Ord. No. 18-08; 12-17-2019 by Ord. No. 19-09]
(1) 
Drive-in shopping;
(2) 
Brew pub;
(3) 
Microbrewery;
(4) 
Distillery;
(5) 
Limited distillery;
(6) 
Winery;
(7) 
Limited winery;
(8) 
Fireworks sale facility; and
(9) 
Temporary use and structure for sale of consumer fireworks.[1]
[1]
Editor's Note: Former Subsection G, Conditional uses, added 4-28-2009 by Ord. No. 09-09, as amended, and which immediately followed this subsection, was repealed 12-17-2019 by Ord. No. 19-09.

§ 185-32 Regulations applicable to C2R Restricted Commercial Center District.

A. 
General. A restricted commercial center development shall be designed, developed and constructed according to a unified site and architectural plan which shall be reviewed by the Planning Commission and approved by the Board of Supervisors before a permit may be issued. This development shall conform to Chapter 159, Subdivision and Land Development, as it is applicable.
(1) 
A market survey or similar research shall accompany any site plan submitted to the Planning Commission.
(2) 
The Planning Commission shall take into consideration conclusions and other findings of the market survey or similar research when judging the suitability of the site for restricted commercial center development.
(3) 
The required site plan shall contain the minimum information listed in § 185-22C of this chapter.
B. 
Permitted uses. Only the following building types or uses shall be permitted in this district, except nonconforming uses or buildings as provided for in Article XI:
(1) 
Retail shops, including drug, variety, and hardware stores.
(2) 
Personal service shops, including dry cleaning and laundry pickup establishments, laundromat, barbershop and beauty parlor, and shoe repair shop.
(3) 
Food service stores, including restaurant, bakery, confectionery, and one or more food markets. Drive-in restaurants are not permitted.
(4) 
Professional offices, including doctor's, dentist's, lawyer's, real estate and insurance broker's offices.
(5) 
General service and repair shops, such as watch, radio, television, and other home appliance shops.
(6) 
Bank and other similar financial establishments.
(7) 
Forestry.
[Amended 11-20-2001 by Ord. No. 01-12]
(8) 
Shopping center, civic or community rooms, or similar meeting rooms, but specifically excluding betting parlors.
(9) 
Health clubs or similar establishments, but specifically excluding betting parlors.
C. 
Accessory uses. Only the following accessory building types and uses shall be permitted in this district, except nonconforming uses or buildings as provided for in Article XI:
(1) 
Parking garage or area, and loading area pursuant to §§ 185-17, 185-18 and 185-29E(1).
(2) 
Customary accessory uses in a restricted commercial center area.
(3) 
Signs, pursuant to § 185-19.
(4) 
Small wind-energy system, provided that it complies with Chapter 145, Small Wind-Energy Systems, of the Hanover Township Codified Ordinances.
[Added 5-26-2009 by Ord. No. 09-10]
D. 
Special exceptions. Only the following building types or uses shall be permitted, pursuant to Zoning Hearing Board review requirements of Article XIV:
(1) 
Cafe, bar, or tavern, night club or similar place, but specifically excluding betting parlors.
(2) 
Gasoline service station, pursuant to § 185-21.
(3) 
Department store.
(4) 
Garden center, outdoor sports equipment shop.
(5) 
Indoor theater, auditorium, exhibition hall or performing arts center, but specifically excluding betting parlors.
E. 
Area and bulk regulations. The following requirements shall be observed:
(1) 
Minimum lot size: eight acres.
(2) 
Maximum lot coverage: 65%.
(3) 
Minimum yard requirements:
(a) 
Front: 50 feet.
(b) 
Side: 50 feet, unless adjoining area is zoned residential or agricultural, in which case minimum side yard shall be 100 feet.
(c) 
Rear: 50 feet, unless adjoining area is zoned residential or agricultural, in which case minimum rear yard shall be 100 feet.
(4) 
Maximum building or structure height: 45 feet.
[Amended 9-22-2020 by Ord. No. 20-4]
F. 
Other regulations.
(1) 
Off-street parking regulations. The provisions of §§ 185-17 and 185-29E shall apply.
(2) 
Off-street loading regulations. The provisions of §§ 185-18 and 185-29E shall apply.
(3) 
Landscaping regulations:
(a) 
A fifty-foot-wide landscaped planting strip shall be provided along all restricted commercial center rear and side property lines abutting all agricultural districts, residential districts, and the office and institutional district.
(b) 
A twenty-five-foot-wide landscaped planting strip shall be provided along all front, side and rear property lines except as otherwise required under Subsection F(3)(a) above.
(c) 
Except as regulated above, planting strips shall conform to Township standards.
G. 
Conditional uses. Only the following building types and uses shall be permitted pursuant to the Board of Supervisors’ approval, in accordance with the review procedures and use restrictions described in § 185-54, Conditional uses, of this chapter and the use restrictions described therein:
[Added 4-28-2009 by Ord. No. 09-09]
(1) 
Drive-in shopping.