The purpose of the Retail Commercial/Professional Office District (C) is to provide a variety of housing opportunities, along with a mix of service oriented and limited retail uses, in areas where public utilities are, or could be extended, or where existing communities have emerged previously. It is designed to encourage more dense development relative to other zoning districts within this Chapter, and provide for retail and service facilities which primarily serve the needs of the immediate surrounding neighborhood.

(Ord. 2017-002, 4/25/2017)

A.

Single-family detached dwellings.

B.

Two-family detached dwellings provided the lot area is 25 percent larger than the minimum required for single-family detached dwellings and in compliance with the yard and setback requirements for single-family detached dwellings.

C.

Single-family semi-detached dwellings (duplex).

D.

Churches or similar places of worship including parish houses and parsonages.

E.

Nursing homes, domiciliary care facilities, convalescent homes and geriatric centers and hospitals.

F.

Federal, State and local municipal buildings and essential services.

G.

Retail businesses.

H.

Business services.

I.

Personal services.

J.

Repair services.

K.

Veterinary clinics, hospitals, animal care facilities.

L.

Restaurants, commercial recreation and entertainment facilities.

M.

Social and service clubs.

N.

Daycare centers.

O.

Accessory uses and buildings customarily incidental to the above permitted uses provided that no outside storage of materials or processing activity shall be permitted unless the activity is effectively screened from the adjacent properties by a wall or fence.

(Ord. 2017-002, 4/25/2017)

A.

Conversion apartments, conversions of existing single-family detached dwellings to two-family dwellings provided each unit has two points of entrance/exit and a minimum of two off-street parking spaces per dwelling unit. Conversions of existing single-family detached dwellings to three or more family dwellings provided that each dwelling unit has two points of entrance/exit and a minimum of two off-street parking spaces per dwelling unit. The minimum lot area shall be determined by the applicable single-family detached dwelling lot size required in this section, for the first dwelling unit and additionally 3,000 square feet (for each subsequent dwelling unit. Setback requirements shall comply with the applicable provisions of this Chapter for single-family detached dwellings. In the event of any conversion project which is subject to approval of the Pennsylvania Department of Labor and Industry such approval must be obtained prior to the issuance of a Township land use permit.

B.

Townhouse dwellings, not exceeding three stories in height or ten dwellings per structure.

C.

Multi-family dwellings, apartment buildings not exceeding three stories in height and 12 dwelling units per structure.

D.

A single apartment when combined with a permitted commercial use in a multiple use building.

E.

Conversion apartments when combined with a permitted commercial use in a multiple use building.

F.

Multiple use buildings provided there is a minimum lot area of 15,000 square feet for the first use and 5,000 square feet for each additional use in accordance with the yard and setback requirements of this district.

G.

Commercial wireless telecommunications service facilities in accordance with Section 39-318 of this Chapter.

H.

Automotive service stations, repair garages, new and used car dealers, subject to the following:

1.

Entrance and exit driveways shall have an unrestricted width of not less than 12 feet nor more than 30 feet and shall be located not less than 20 feet from any property line.

2.

Vehicle lifts or pits, dismantled or salvage automobiles and all parts or supplies shall be located within completely enclosed buildings. Wrecked automobiles shall be screened from adjacent properties. In no case will more than five unregistered, untagged vehicles be allowed on a single property.

3.

All service or repair of motor vehicles, other than such minor servicing as change of tires or sale of gasoline or oil, shall be conducted in a completely enclosed building. This requirement shall not be construed to mean that the doors to any repair shop must be kept closed at all times.

4.

The storage of gasoline or flammable oils in bulk shall be located fully underground and not nearer than 50 feet from any property line other than the street line.

I.

Mobile home parks in accordance with the design requirements of Chapter 31 of this Code.

J.

Retail/professional centers in accordance with the design requirements of Section 39-310.

K.

Small wind energy systems in accordance with the following standards:

1.

Tower Height. Tower height shall be limited to 80 feet unless otherwise restricted by Federal Aviation Administration (FAA) regulations.

2.

Setback. The system shall be set back a distance equal to 110 percent of the height of the tower plus the blade length from all adjacent property lines. This setback may be reduced by notarized consent of the owner of the property on which the system is to be erected and the adjoining landowner whose property falls within the specified distance. Additionally, no portion of the system, including guy wire anchors, may extend closer than ten feet to any property line.

3.

Such systems shall be located on a parcel that is a minimum 30,000 square feet in area.

4.

Noise. Small wind energy systems shall not exceed 60 dBA, as measured at the closest neighboring inhabited dwelling. However, this level may be exceeded during short-term events such as utility outages and/or severe wind storms.

5.

Approved turbines.Small wind turbines must have approval under a small wind certification program recognized by the American Wind Energy Association (AWEA).

6.

Lighting.Systems shall not be artificially lighted unless required by the FAA or other appropriate authority.

7.

No tower shall have any sign, writing or picture that may be construed as advertising.

8.

The applicant shall provide evidence that the proposed height of the small wind energy system does not exceed the height recommended by the manufacturer or distributor of the system.

9.

The minimum distance between the ground and any protruding blades shall be 20 feet as measured at the lowest point of the arc of the blades. The lowest point of the arc of the blades shall also be 10 feet above the height of any structure within 150 feet of the base. The base of the tower shall not be climbable for a vertical distance of 12 feet above grade of the fixed portion of the tower.

10.

No small wind energy system shall be installed until evidence has been provided that the utility company has been informed of the customer's intent to install an interconnected customer-owned generator. Off-grid systems shall be exempt from this requirement.

L.

Self-storage developments in accordance with the following standards:

1.

Off-street parking spaces shall be provided at the rate of one per onsite employee, plus two per any onsite resident manager. If a manager/business office is established on the site, at least four parking spaces must be provided adjacent to the office. Parking for storage units shall be provided by parking/driving lanes adjacent to the buildings. These lanes shall be at least 26 feet wide when storage units open onto one side of the lane only, and at least 30 feet wide when storage units open onto both sides of the lane.

2.

The servicing or repair of stored equipment or vehicles shall not be conducted on the premises.

3.

No business activities, other than the rental of storage units, shall be conducted on the premises. Commercial, wholesale, or retail sales are prohibited. The renting of vehicles or equipment on the premises shall be prohibited. Auctions or garage sales are prohibited. This subsection shall not prohibit the owner or operator of the self-storage facility from conducting or having conducted auctions for the sole purpose of selling property abandoned by lessees or recovered by the owner or operator from a lessee through legal process, or as the result of the death of a lessee.

4.

Except for Subsection 5 below, all storage shall be kept within an enclosed building. The storage of ammunition, flammable liquids, highly combustible or explosive materials, paint, or hazardous chemicals is prohibited.

5.

Exterior storage. If a parking area is to be provided for the outdoor storage of trailers, boats, recreational vehicles, classic or antique cars, or other motor vehicles, such parking shall be in addition to any required parking per Subsection 1. External storage area may be provided for their storage so long as such external storage area is screened from adjoining land within the (R-1), (R- 2), or (A) zones and adjoining roads, and is located behind the minimum front yard setback line. The minimum lot size for facilities with external storage shall be two acres. Landscaping, screening, and overall site exterior lighting shall be provided and regulated as applicable in accordance with the Township Subdivision and Land Development Ordinance. This provision shall not be interpreted to permit the storage of partially dismantled, wrecked, or inoperable vehicles. All motor vehicles as defined by the Pennsylvania Motor Vehicle Code which are stored in the external storage area shall have current registration and inspection stickers as applicable per prevailing State requirements.

6.

All access drives, parking, and loading areas must be paved and shall be mud-free and the premises shall be maintained free of weeds and debris.

7.

No habitation will be permitted onsite except for a resident manager.

8.

All storage areas shall be enclosed by a chain link or other similar security fence of a minimum six-foot height which shall be maintained and secured at all times.

9.

A manager who shall be responsible for maintaining the operation of the facility in conformance with the conditions of approval and all applicable ordinances must be located within 25 miles of the facility. A sign containing the manager's contact information must be posted prominently on the property. Any onsite dwelling for a resident manager shall comply with all of those requirements listed within the (R-1) zone and shall be entitled to all residential accessory uses provided in this Ordinance.

10.

The owner or operator of the facility shall require contracts from all unit users/lessees setting forth all of the above regulations and prohibitions. Users/lessees shall provide name, address, contact information, and valid proof of identification as part of any contract.

(Ord. 2017-002, 4/25/2017; Ord. 2024-002, 10/22/2024, § 3)

Screen planting shall be provided as required in Section 31-908 of this Code.

(Ord. 2017-002, 4/25/2017)

Off-Street parking and loading space and motor vehicle access shall be provided in accordance with the provisions of Part 3 of this Chapter.

A.

Single-family residential uses shall comply with the dimensional requirements of Part 8 as detailed for similar types of residential activity in the Residential District (R).

B.

Single-family semi-detached dwelling unit (duplex)—Minimum required for each dwelling unit.

When on-lot sewer facilities are to be utilized, the minimum lot size may be increased by the Township Sewage Enforcement Officer or the Department of Environmental Protection for factors relating to health and sanitation.

C.

Townhouse Dwelling Unit-Minimum Required for Each Dwelling Unit.

1.

Each townhouse residential project shall contain a minimum of forty thousand square feet (40,000 sq. ft.) of lot area.

2.

No less than three and no more than ten dwellings shall be permitted in a unit or group.

3.

Centralized water supply and sewerage shall be provided.

4.

An active play area shall be furnished in townhouse development projects containing 16 or more dwelling units. Such area shall not be less than 2,000 square feet in land area, nor less than 30 feet in its smallest dimension. For each dwelling unit above the minimum number prescribed heretofore, an additional 100 square feet per dwelling unit shall be allocated to the total active play area. Active play areas shall not be located in undesirable areas including, but not limited to, slopes greater than 25 percent, wetlands, 100-year floodplain, and stormwater management facilities or easements.

5.

Where any townhouse project is proposed to be developed in conjunction with multi-family dwellings the active play area requirements for the multi-family dwellings shall be designed for and made accessible to the townhouse residents in addition to the multiple dwelling residents. The Board of Supervisors reserve the right to increase the active play area requirements upon recommendation of the Planning Commission when in its opinion additional area is necessary to accommodate the needs of the mixed use development in accordance with the spirit and objectives of this Chapter.

6.

Interior yards and/or structural spacing between dwellings and units shall be provided in accordance with the following minimums:

Front to front—60 feet

Front to side—50 feet

Front to rear—60 feet

Side to rear—50 feet

Side to side—20 feet

Rear to rear—50 feet

Corner to corner—20 feet

7.

Dwelling unit structures shall be located and arranged so as to promote privacy for residents within the development and maintain privacy for residents adjacent to the development. Structures shall be located within the development so that there will be no adverse impact such as excluding natural light or invading the privacy of adjacent structures.

8.

There shall be a 40 feet setback from the property lines adjacent to any existing dwelling or residential district.

D.

Multi-Family Dwellings—Minimum Required

1.

Each multiple dwelling residential project shall contain a minimum of 40,000 square feet of lot area in accordance with the following standards.

2.

The length of any unit shall not exceed 150 feet. No more than 12 units shall be provided in one building.

3.

Centralized water supply and sewerage shall be provided.

4.

There shall be a 100-foot setback from the property lines adjacent to any existing dwelling or residential district.

5.

Interior yards and/or structural spacing between dwellings and units shall be provided in accordance with the following minimums:

Front to front—60 feet

Front to side—50 feet

Front to rear—60 feet

Side to rear—50 feet

Side to side—20 feet

Rear to rear—50 feet

Corner to corner—20 feet

6.

Dwelling unit structures shall be located and arranged so as to promote privacy for residents within the development and maintain privacy for residents adjacent to the development. Structures shall be located within the development so that there will be no adverse impact such as excluding natural light or invading the privacy of adjacent structures.

7.

Active play areas shall not be located in undesirable areas including, but not limited to, slopes greater than 25 percent, wetlands, 100-year floodplain, and stormwater management facilities or easements.

E.

Proposed uses other than residential or uses of mixed residential/office or residential/commercial in the same building, shall be on land of sufficient area to accommodate the physical structure(s) when complying with off-street parking regulations and any other applicable regulations of this Chapter, and the following dimensional requirements:

Minimum lot width—150 feet

Minimum front yard setback—35 feet

Minimum side yard setbacks—15 feet

Minimum rear yard setback—25 feet

Maximum building height—40 feet

Maximum building coverage—40 percent

Maximum impervious coverage—75 percent

* When on-lot sewer facilities are to be utilized, the minimum lot size may be increased by the Township Sewage Enforcement Officer or Department of Environmental Protection for factors relating to health and sanitation.

** When mutual agreement is provided in writing by the adjoining property owners, no side yard shall be required where two or more commercial uses adjoin side to side. In case of a series of adjoining structures abutting and paralleling a public right-of-way, an open and unobstructed passage of at least 25 feet in width shall be provided at grade level at intervals of not more than 400 feet apart.

F.

The supplementary regulations found in Part 3 of this Chapter may be applicable to certain development activities and shall be strictly adhered to in all such instances.

(Ord. 2017-002, 4/25/2017)