Steelton City Zoning Code
ARTICLE XI
C-2, Secondary Commercial District
§ 120-45 District provisions.
A.
Purpose. The purpose of this article is to strengthen the role of Steelton's commercial area, adjacent to the C-1 Town Center District. This district was created to permit land uses that support or complement C-1 uses and activities.
B.
Uses permitted by right. Land and buildings in the C-2 shall be used for the following purposes only:
(1)
Uses permitted by right in the C-1 District.
(2)
Financial institutions, including establishments with drive-through facilities.
(3)
Municipal or government buildings and uses.
(4)
Apartments.
(5)
Uses permitted in the Traditional Neighborhood District (R-3). All proposed R-3 uses located on a tract of land 15 acres or more are subject to the regulations contained in the R-3 District.
(6)
Bed-and-breakfast.
(7)
Convenience store with gas pumps.
(8)
Day-care center, child.
(9)
Emergency services station.
(10)
Parking lot/deck.
(11)
Emergency services station.
(12)
Indoor recreation center.
(13)
Automobile repair/servicing businesses.
(14)
Automobile sales businesses.
(15)
Automobile and mobile home sales garage, automobile sales lot, automobile service station, car wash, drive-in.
(16)
Bowling alleys and other places of public amusement conducted entirely within a building.
(17)
Launderette.
(18)
Florists or nurseries, provided that all incidental equipment and supplies, including fertilizers and empty cans, are kept within a building.
(19)
Club or lodge.
(20)
Railway or bus passenger stations.
(21)
Mail delivery service businesses.
(22)
Professional offices, personal services, health care offices.
(23)
Mortuary and undertaking businesses.
(24)
Utilities and infrastructure.
(25)
All uses similar to the above and not prohibited by law.
(26)
Accessory uses and uses customarily incidental to the above uses.
C.
Uses permitted by special exception. The following uses may be permitted as a special exception when authorized by the Zoning Hearing Board:
(1)
Conversion apartments subject to the requirements of this district, except as herein modified, and provided:
(a)
A single-family dwelling unit may be converted by allowing the incorporation of one additional dwelling unit. For the purpose of this section, the term "incorporation" shall mean completely within an existing building.
(b)
The dwelling in question shall be owner occupied during the duration of the conversion.
(c)
The additional dwelling unit shall contain at least 400 square feet of floor area. The minimum floor area of the additional dwelling unit shall not be more than 30% of the total habitable floor area of the structure.
(d)
Prior to the issuance of the zoning permit, a certificate in the form of an affidavit to verify that the owner is in residence shall be supplied.
(e)
For sewage disposal, water supply and all the utilities, the conversion area shall be physically connected to those systems serving the principal dwelling. No separate utility systems or conversions shall be constructed or used. All connections shall meet the applicable utility company and Borough standards.
(f)
A minimum of one all-weather, off-street parking space with an unrestricted ingress and egress to the dedicated street shall be provided in addition to that required for the principal dwelling.
(2)
Group care or elderly housing, subject to the requirements of this district except as herein modified, and provided:
(a)
All applicants must provide proof of all approved documentation required by the Commonwealth of Pennsylvania prior to the time of request for a special exception.
(b)
The use shall meet all requirements of licensing or certification by the Department of Public Welfare and the Department of Labor and Industry.
(c)
The Zoning Officer shall have the authority to continue the special exception as long as proof of annual licensing, certifications, and recertifications are provided to the Borough when such documentation is received by the provider.
(d)
At least one off-street parking space for each person employed plus one off-street space for each four residents to be served by the facility shall be provided. A minimum of 500 square feet of off-street parking shall be provided.
(3)
Tourist, rooming or boarding houses are subject to the criteria of this district plus the following criteria:
(a)
The applicant shall furnish evidence that approved systems for sewage disposal and water supply shall be used.
(b)
No modifications to the external appearance of the building (except fire escapes) which would alter its residential character shall be permitted.
(c)
All floors above grade shall have a permanently affixed direct means of escape to ground level.
(d)
One off-street parking space shall be provided for each room available for rent, in addition to those required for the dwelling unit.
(e)
All parking areas shall be set back a minimum of 25 feet from all property lines.
(f)
One business identification sign, not to exceed six square feet, shall be permitted.
(g)
The applicant shall furnish evidence of approvals granted by the Pennsylvania Department of Labor and Industry.
D.
Commercial business requirements. Any commercial businesses shall be permitted only under the following conditions:
F.
Lot area requirements. There is no lot area requirement. Lot area shall be determined on the basis of each development meeting yard and coverage requirements contained in this article and chapter.
G.
Yard regulations.
(1)
Front yard. A build-to line shall be designated for the entire C-2 District and shall be located on all development plans. Each building's primary facade shall be set on the build-to line. In certain cases, the developer may construct a building up to five feet from the build-to line. Corner lots shall have two build-to lines. When located within the Main Street District (Gibson to Mohn Street on Front Street), the build-to line shall be 15 feet from the curb edge. If located outside the Main Street District, the build-to line shall be the average building line of adjacent buildings.
(2)
Side yards. If located within the Main Street District, a ten-foot separation distance between principal buildings is required, unless a written agreement is provided by adjoining property owners, no side yard shall be required where two or more commercial uses abut side to side. Outside the Main Street District, ten-foot side yards are required.
(3)
Rear yard depth: 20 feet.
H.
Coverage regulations. Maximum Lot Coverage is 90%.
I.
Off-street parking/access. On-site parking is required within the C-2 Secondary Commercial District. On-site parking spaces shall be located on side or rear yard areas of the lot. Parking shall not be permitted in a front yard. However, a developer or property owner may count customer and employee parking spaces in an off-site location either in a new or preexisting public or private parking lot or structure so long as a written shared parking agreement is prepared. Off-site parking can be located no greater than 600 feet from the principal structure. A pedestrian and vehicle access plan to such parking lot or structure shall be provided to the Borough, including: walkway, lighting, and landscaping specifications.
J.
Streetscape requirements. If located within the Main Street District, each property owner or development company shall be responsible for the installation of the required streetscape enhancement requirements (see Main Street Streetscape).
K.
Building facade requirements. If located within the Main Street District, each property owner or development company shall be responsible for following the facade guidelines (see Steelton Main Street Facade Guidelines).