Jackson Township Lebanon County
City Zoning Code
City Zoning Code
PART 9
C - COMMERCIAL DISTRICT
§ 27-901 Intent.
[Ord. 8, 4/3/1972, § 8.4; as amended by Ord. 6/4/1984, 6/4/1984, § 9.01]
The regulations of this district are designed to accommodate commercial activity within the Township. Since these enterprises are for the most part dependent on traffic generated by a major thoroughfare, these uses are grouped together to facilitate shopping via automobile. The requirements contained in this Part are designed to promote sales and expedient conveyance of the resulting high traffic volumes.
§ 27-902 Permitted Uses.
[Ord. 8, 4/3/1972, 19.2; as amended by Ord. 4/1975, 12/15/1975, § 9; by Ord. 6/4/1984, 6/4/1984, § 9.02; by Ord. 2-2000, 5/15/2000, § 3; by Ord. 2-2002, 2/19/2002, § 2]
1.
Stores for the retailing of all consumer goods not otherwise prohibited by law.
2.
Multiple commercial use complexes and shopping centers provided that the following conditions are met:
A.
The multiple commercial use complex or shopping center shall consist of a group of two or more commercial uses, planned, designed, and constructed as one principal structure. Each commercial establishment within the complex shall share at least one party wall with another establishment.
B.
The minimum lot size shall be determined by the total gross floor area of the principal structure, according to the following table:
Total Gross Floor Area | Minimum Lot Area Required | |
|---|---|---|
0 — 20,000 square feet | 1 acre | |
20,001 — 40,000 square feet | 2 acres | |
Greater than 40,000 square feet | 2 acres plus 1 acre for each 15,000 square feet (or fraction thereof) in excess of the initial 40,000 square feet of floor area. |
3.
Personal service shops including barber shops, beauty parlors, tailors, shoe repair, dry cleaning, laundromats, etc.
4.
Medical and dental clinics and laboratories.
5.
Banks, savings and loan associations, finance agencies, and other offices providing business or professional services.
6.
Messenger, dispatch, express and courier services.
7.
Taxi and bus passenger stations, and transfer trucking facilities.
8.
Mortuary and undertaking establishments.
9.
Indoor amusement enterprises such as arenas, bowling alleys, dance halls, and other recreation or entertainment establishments.
10.
Drive-in movie theaters.
11.
Restaurant facilities of all types, including drive-in, drive through or fast food, tea rooms, cafes, and other places serving food or beverages, including private, membership, or social clubs and beverage distribution centers.
12.
Printing and publishing firms.
13.
Shops for contractors, plumbers, heating, painting, and upholstering specialists.
14.
Hotels, motels and boarding houses.
15.
Automobile dealers and automobile washes.
16.
Gasoline stations and repair garages subject to the following regulations:
A.
No repair work other than minor or emergency work shall be performed out of doors.
B.
All automotive parts, dismantled and derelict vehicles, and similar articles shall be stored only within an enclosed building.
C.
All gasoline and petroleum pumps shall be located outside of buildings, no less than 35 feet from any road right-of-way line or property line.
D.
All fuel, oil, or similar combustible petroleum product storage tanks shall be located under ground at least 35 feet from any road right-of-way line or lot line.
17.
Lumber, coal and fuel distribution yard provided the following conditions are met:
A.
All principal and accessory buildings, storage areas, scales, distribution areas, and parking facilities shall be a minimum of 100 feet from any lot line or road right-of-way line.
B.
Fuel storage tanks shall be placed underground at least 50 feet from any lot line or road right-of-way line or above ground at least 100 feet from any lot line or road right-of-way line.
18.
All other uses, including single-family dwellings, which in the opinion of the Zoning Administrator are similar to the above uses and in harmony with the intent of the regulations for this district. When a proposed use is not sufficiently similar to enable the Zoning Administrator to make a ruling, the Zoning Hearing Board may make a determination as authorized in § 27-406 of this Chapter.
19.
Upon approval by the Zoning Hearing Board, the following special exception uses are permitted provided that the use complies with the conditions listed herein and the applicable requirements specified in Part 19 of this Chapter:
A.
Automobile body shops provided that the following conditions are met:
(1)
All body work shall be conducted indoors.
(2)
Paint booths shall be adequately filtered and vented to minimize exhaust or noxious fumes.
(3)
Flammable and/or combustible materials shall be stored within a fireproof enclosure within the principal structure or within an accessory building located no less than 50 feet from any lot line.
(4)
Outdoor storage of auto parts or equipment shall not be permitted at any time. Outdoor storage of vehicles at the body shop, for purposes of having body work performed upon the vehicles, shall be allowed.
B.
Express standards for adult businesses. Adult businesses provided that the following conditions are met:
(1)
An adult business shall not be located within 500 of the property boundary upon which is located a public or private pre-elementary, elementary, middle, secondary or high school; church, synagogue or regular place of religious worship; daycare or other childcare facility; library; museum; hospital, group care facility or personal care boarding home; public park or playground; an entertainment business oriented primarily towards children or minors or for family entertainment; any other adult business; or any establishment licensed to serve and/or sell alcoholic beverages.
(2)
Adult businesses shall not be located within 500 feet of any property which is residentially owned or which contains a residential use.
(3)
The distance between an adult business and any use described in Subsection 19B(1) above shall be measured in a straight line, without regard to intervening structures or objects from the nearest portion of the building or structure where an adult business is conducted to the nearest property line of the premises having the uses described in Subsection 19B(1) or (2) above.
(4)
An adult business lawfully operating as a conforming use in not rendered a nonconforming use by the location of a public or private pre-elementary, elementary, middle, secondary or high school; church, synagogue or regular place of religious worship; daycare or other childcare facility; library; museum; hospital, group care facility or personal care boarding home; public park or playground; an entertainment business oriented primarily towards children or minors or for family entertainment; any other adult business; any establishment licensed to serve and/or sell alcoholic beverages; or residential use, within 500 feet of the adult business.
(5)
No adult business-related merchandise or materials offered for sale, rent, lease, loan, use or for view upon the premises shall be exhibited or displayed outside of an enclosed building or structure.
(6)
Any enclosed building or structure used as an adult business shall be windowless, or have an opaque covering over all windows or doors of any area in which adult business-related materials or merchandise are exhibited or displayed, nor shall they be visible from outside of the enclosed building or structure.
(7)
No sign shall be erected upon the premises pictorially depicting or giving a visual representation of the adult business-related materials or merchandise offered in that adult business.
(8)
No adult business facility may change to another adult business facility, except upon the approval of another conditional use.
(9)
No more than one adult business may be located within the same building or structure.
20.
Wireless communications towers are permitted in this district as conditional uses to be approved upon application to the Jackson Township Board of Supervisors and upon compliance with all requirements for wireless communication towers located at § 27-1424 of this chapter.
21.
Self-storage facilities, provided the following conditions are met:
[Added by Ord. No. 1-2018, 2/5/2018]
A.
External storage area may be provided for the storage of privately owned recreation vehicles and boats so long as such external storage area is screened from adjoining residential uses and adjoining roads in accordance with Part 27, Environmental Improvements and Energy Conservation Rights, § 27-2704A(4) and (5), and is located behind the minimum front yard setback line. This provision shall not be interpreted to permit the storage of partially dismantled, wrecked, or inoperative vehicles.
B.
Except as noted above in Subsection 21A, all storage shall be kept within an enclosed building, except that the storage of flammable, highly combustible, explosive or hazardous chemicals shall be prohibited. Any fuel tanks and/or machinery or other apparatuses relying upon such fuels shall be stored only in an external storage area as described above.
C.
Because of the danger from fire or explosion caused by the accumulation of vapors from gasoline, diesel fuel, paint remover, and other flammable materials, the repair, construction, or reconstruction of any boat, engine, motor vehicle, or furniture is prohibited.
D.
Self-storage facilities shall be used solely for the dead storage of property.
E.
Self-storage facilities shall be completely surrounded by a minimum six-foot- to maximum eight-foot-high fence to be located inside of any required landscape screening.
F.
Wall-mounted lighting shall be provided on all self-storage facility buildings, which meets IESNA fully shielded criteria (no light output emitted above 90° at any lateral angle around the fixture) and is arranged and positioned so as not to be directed, be reflected, cause glare or increase the measurable light levels beyond the site boundary.
G.
Self-storage facilities shall be screened from adjoining residential uses in accordance with Part 27, Environmental Improvements and Energy Conservation Rights, § 27-2704A(4) and (5), except no screening shall be required for self-storage facilities set back more than 300 feet from the property line abutting the residential use.
H.
All self-storage facilities and portable self-storage units shall be a maximum of one story or 15 feet in height.
I.
Self-storage facilities shall be located on a permanent foundation constructed in accordance with requirements of the Pennsylvania Uniform Construction Code, as amended.
§ 27-903 Performance Required.
[Ord. 8, 4/3/1972, § 9.3; as amended by Ord. 6/4/1984, 6/4/1984, § 9.03]
1.
All of the above listed uses must be nonobjectionable in terms of smoke or dust emission, odors, noise, heat, vibration, visual impact, or glare, and shall not be injurious or have an adverse effect on adjacent areas or the Township as a whole.
2.
Should the Zoning Administrator feel there in any possibility of the above-mentioned dangers, the applicant must prove the contrary to the Zoning Hearing Board as an administrative review procedure before a permit is issued.
§ 27-904 Lot Area, Building Height and Yard Requirements.
[Ord. 8, 4/3/1972, § 9.4; as amended by Ord. 4-1975, § 10; by Ord. 6/4/1984, 6/4/1984, § 9.04]
A lot area, lot width, lot coverage, yard depth, and building, height satisfying the requirements of the following table, unless otherwise specified in §§ 27-902 and 27-905, shall be provided for every dwelling unit and/or principal nonresidential building or use hereafter erected, altered or established in this district.
District Requirements | ||||||
|---|---|---|---|---|---|---|
Lot Requirements | Yard Requirements | |||||
Minimum Lot Area | Minimum Lot Width | Maximum Lot Coverage | Front | One Side | Total Sides | Rear |
1 acre | 200' | 50% | 60' | 30' | 60' | 30' |
§ 27-905 Minimum Off-Street Parking and Loading Requirements.
§ 27-906 Signs and Advertising Structures.
§ 27-907 Supplementary District Regulations.
[Ord. 8, 4/3/1972; as amended by Ord. 6/4/1984, § 9.07]
The supplementary district regulations in Part 14 shall apply, where applicable, as additional requirements for this district.
§ 27-908 Environmental Improvements and Energy Conservation Requirements.
[Ord. 8, 4/3/1972; as amended by Ord. 6/4/1984, 6/4/1984, § 9.08]
The environmental and energy requirements in Part 27 shall apply, where applicable, as additional requirements for this district.