1. Adult Bookstores. Within the GC district, adult book stores are permitted as a conditional use. Such stores are defined as stores and shops with more than 15 square feet of floor area devoted to the display and selling of pornographic materials consisting of pictures, drawings, photographs or other depictions or printed matter and paraphernalia, which, if sold knowingly to a child under 18 years of age, would violate the criminal laws of the Commonwealth of Pennsylvania in effect at the same time thereof. The following requirements shall apply:
A. The building or structure of such use shall be located not less than 500 feet from any residential use or district, public or private school, church, day care center, recreation facility or any other religious, institutional or educational use.
B. No such use shall be located within 2,000 feet of a similar use.
C. No materials sold within shall be visible from any window, door or exterior of the building.
D. Signage shall be limited to one attached sign no larger than 12 square feet. Signage may be lighted by a covered and recessed fixture located at the top or base of the sign.
E. The buffer requirements of § 27-806 of this Chapter shall be met.
F. Parking. One off-street parking space for each 100 square feet of gross floor area, plus one additional space for every one employee.
2. Automobile Repair and/or Body Shop. Automobile repair garage, including paint spraying and body and fender work, provided that all repair and paint work is performed within an enclosed building, shall be permitted in the GC district subject to the following requirements:
A. All automobile parts, refuse and similar articles shall be stored within a building or enclosed area. Junk vehicles may not be stored in the open at any time.
B. Access to roads shall be at least 100 feet from the intersection of any streets.
C. The buffer requirements of § 27-806 of this Chapter shall be met.
D. Signage shall be limited to one attached sign no larger than 20 square feet and/or one perpendicular hanging sign no larger than 12 square feet and one free standing sign no larger than 12 square feet set back at least 20 feet from the adjoining road right-of-way. In the event the establishment is located at an intersection, two such signs shall be permitted.
E. Parking - one off-street parking space for each 100 square feet of gross floor area, plus one additional space for each employee.
3. Car Wash. Within the GC and HI districts, car washes are permitted as a conditional use subject to the following requirements:
A. Car wash structures shall be setback 75 feet from streams or sinkholes. Under no circumstances shall wastewater be drained into a waterway or sinkhole.
B. The buffer requirements of § 27-806 of this Chapter shall be met.
4. Cottage Development, Private or Public Camp. A public or private cottage development or camp is permitted as a conditional use in the O/R and AG districts subject to the following requirements:
A. The principal use of the proposed tract shall be seasonal and no occupant shall be permitted to remain for a total period exceeding 120 days during any one calendar year.
B. A campground permit shall be obtained from the Pennsylvania Department of Environmental Protection. [Ord.12/10/2001]
C. The minimum site tract shall be 10 acres.
D. The maximum overall density shall not exceed one cottage for every 2 acres.
E. Completely detached buildings or structures on the same lot shall not be less than 20 feet from one another.
F. Signage shall be limited to one freestanding wood sign no larger than 20 square feet located at least 50 feet from the road right of way.
G. Adequate measures to prevent noise and other noxious influences from disturbing nearby residential properties shall be taken.
H. No mobile homes or recreational vehicles shall be permitted.
5. Eating Place. An eating place for the sale and consumption of food and beverages is permitted as a conditional use within the VC, RRC and GC districts and as a permitted use in the HI district subject to the following requirements.
A. Sewage disposal' methods shall be approved by the Department of Environmental Protection. [Ord. 12/10/2001]
B. Alcoholic beverages, if sold, must be incidental to the sale and consumption of food.
C. The buffer requirements of § 27-806 of this Chapter shall be met.
D. Signage shall be limited to one attached sign no larger than 20 square feet and/or one perpendicular hanging sign no larger than 12 square feet and one free-standing sign no larger than 20 square feet.
E. Parking. One off-street parking space for each 25 square feet of total floor area, or one off-street parking space for every two seats, whichever is greater, plus one additional space for each employee of the largest shift.
6. Farm Implement Sales and Service. Sales and service of farm tractors, machinery, equipment and implements by a duly franchised dealership, including new and used, shall be permitted within the general commercial (GC) district subject to the following requirements:
A. Access to roads shall be at least 100 feet from the intersection of any streets.
B. All used tractors, machinery and implements shall be stored in an orderly and safe manner with natural buffer screens used to protect neighboring residential properties within a residential district for any expansions or changes in use of existing facilities.
C. Fuel storage shall comply with all applicable regulations of the Pennsylvania DEP. [Ord.12/10/20011
D. In cases where signage is required by a franchiser, the minimum size sign required and documented by the franchiser shall be permitted.
E. The buffer requirements of § 27-806 shall be met.
F. One off-street parking space for each 300 square feet of customer/patron access floor area, plus one additional space for each employee shall be provided.
G. Cleaning solvents and flammable materials shall be stored in accordance with the National Fire Prevention Code.
7. Financial Establishment. Banks, savings and loan associations, credit unions, and other financial establishments may be located within the GC, RRC and HI districts as a permitted use and as a conditional use in the VC district subject to the following requirements:.
A. When such establishments provide a drive-up service, a vehicle waiting line shall be designed to accommodate at least six vehicles and not create a traffic back-up on adjoining roads. This waiting line area shall be separated from other circulation and/or traffic lanes.
B. Signage shall be limited to one attached sign no larger than 20 square feet and/or one perpendicular hanging sign no larger than 12 square feet and one free standing sign no larger than 12 square feet set back at least 20 feet from the adjoining road right-of-way. In the event the financial establishment is located at an intersection, two such signs shall be permitted.
C. In the village center (VC) district, the establishment shall be designed so as to complement in size and scale neighboring buildings in order to retain the village character.
D. The buffer requirements of § 27-806 of this Chapter shall be met.
E. Parking. One off-street parking space for each 200 square feet of gross floor area used or intended to be used for servicing customers, plus one additional space for every employee of the largest shift.
8. Gas Station. Gasoline service station will be permitted use in the GC and HI districts subject to the following requirements:
A. Access to roads shall be at least 100 feet from the intersection of any streets.
B. All activities except the fuel pumps shall be performed within a completely enclosed building.
C. All automobile parts and similar articles shall be stored within a building.
D. Junk vehicles may not be stored in the open at any time.
E. The buffer requirements of § 27-806 of this Chapter shall be met.
F. Signage shall be limited to one attached sign no larger than 20 square feet and one free standing sign no larger than 12 square feet set back at least 20 feet from the adjoining road right-of-way. In the event the establishment is located at an intersection, two such signs shall be permitted.
G. Parking. One off-street parking space for every 200 square feet of gross floor area, or two off street parking spaces for each service bay, whichever is larger, plus one space for each employee. Off-street parking spaces shall not be part of nor interfere with the accessways to the pumps.
9. Guest House/Bed and Breakfast. Within the VC and AG districts, the use and occupancy of a detached dwelling shall be permitted for accommodating transient guests subject to the following requirements:
A. No more than six guest rooms may be provided. No more than two adults and two children may occupy one guest room.
B. There shall be no advertising visible outside the premises to attract guests other than a single sign which shall not exceed 8 square feet in size. The sign may be illuminated by a shielded and recessed light at the base of the sign or by a ground-mounted light directed only on the surface of the sign.
C. No external alterations, additions, or changes to the exterior structure shall be permitted except as required by the Pennsylvania Department of Labor and Industry or for safety reasons as required by any other governmental agency.
D. The use shall be carried on primarily by members of the immediate family which must reside on the premises. Nonresident employees shall be limited to two.
E. There shall be no separate kitchen or cooling facilities in any guest room. Food served to guests on the premises shall be limited to breakfast and afternoon refreshments only.
F. The maximum, uninterrupted length of stay at a guest house shall be 14 days.
G. The use of any amenities provided by the guest house such as swimming pool or tennis courts shall be restricted in use to the guests of the establishment.
H. The use may not be established until there is compliance with all Township rules and regulations, including requirements of the Fire Marshall for compliance with all Township safety standards.
I. Parking. One off-street parking space shall be provided for each guest room, plus one space for each employee and two spaces for the owners of the property. The off street parking spaces shall be located either to the rear of the main dwelling or screened in accordance with buffer requirements of § 27-806 of this Chapter.
10. Medical Office. Office or clinic for medical or dental examination or treatment of persons as out patients, including laboratories incidental thereto shall be a permitted use in the VC, RRC, GC and HI districts subject to the following requirements:
A. The buffer requirements of § 27-806 of this Chapter shall be met.
B. Parking. One parking space for each 300 square feet of floor space plus one space for each employee.
C. In the village center (VC) district, the establishment shall be designed so as to complement existing buildings and retain the village character.
11. Miniwarehouse. Warehouse/storage units provided for lease to the general public, but not including warehousing for industrial purposes, shall be permitted in the GC district subject to the following requirements:
A. Buffers shall be provided in accordance with § 27-806 of this Chapter.
B. Outdoor storage of automobiles, boats and recreation vehicles, is permitted if they are within the buffered area, and the parked vehicles shall not interfere with traffic movement through the complex.
C. An office and residence is permitted as an accessory use to provide for a fulltime caretaker.
D. The following lease restrictions shall apply:
(1) No business activities other than leasing of storage units.
(2) No explosive, toxic, radioactive or flammable materials.
12. Professional Office. Business, professional services including legal and architectural, or governmental office other than health care practitioners shall be a permitted use in the VC, RRC, GC and HI districts subject to the following requirements:
A. The buffer requirements of § 27-806 of this Chapter shall be met.
B. Parking. One parking space for each 300 square feet of floor space plus one space for each employee.
C. In the village center (VC) district, the establishment shall be designed so as to complement existing buildings and retain the village character.
13. Recreational Camping Park.
A. A lot upon which two or more campsites are located, established or maintained for occupancy as temporary living quarters for recreation or vacation purposes shall be permitted as a conditional use in the AG and O/R districts.
B. The following specific definitions shall apply:
CAMPSITE - a plot of ground within a recreational camping park designed to accommodate a recreational vehicle, tent or other individual camping unit on a temporary basis.
RECREATION VEHICLE - a vehicle less than 38 feet in length, used for temporary living or sleeping purposes, which stands on wheels. Included are travel trailers, truck campers and motor homes. Such vehicles are permitted only in campgrounds or on private individual parcels.
TEMPORARY BASIS - campsites shall be rented by the day, week or month only and occupants of such sites shall remain in the same recreational vehicle park not more than 90 days per year.
(a) The minimum site area shall be 10 acres.
(b) A minimum of 60% of the site shall be kept in open space.
(c) A campground permit shall be obtained from the Pennsylvania Department of Environmental Protection. [Ord. 12/10/2001]
(d) The maximum density permitted is ten campsites per acre.
(e) Signage shall be limited to one free standing wood sign no larger than 20 square feet.
(f) One detached dwelling per camping park may be permitted for the use of an owner or operator of the camping park.
(g) One retail shop may be permitted to supply goods and commodities to those using the park. The maximum floor area shall be limited to 750 square feet.
14. Repair Shop. Repair shop for items such as appliances, lawn mowers, watches, guns, bicycles, locks and small business machines shall be a permitted use in the LI, GC and VC districts subject to the following requirements:
A. The buffer requirements of § 27-806 of this Chapter shall be met.
B. Parking. One off-street parking space for each 300 square feet of gross floor area, plus one additional space for each employee.
C. Signage shall be limited to one attached sign no larger than 20 square feet and/or one perpendicular hanging sign no larger than 12 square feet.
D. For repairs associated with vehicle sales, see § 27-503(19).
15. Retail Stores. Shops and stores selling commodities and goods to the consumer, but not including over-the-counter sale of alcoholic beverages in taverns and bars or stores in excess of 5,000 square feet of floor area, shall be a permitted use in the VC and GC districts subject to the following requirements:
A. Signage shall be limited to one attached sign no larger than 20 square feet and/or one perpendicular hanging sign no larger than 12 square feet.
B. Outdoor collection stations for garbage and trash removal shall be located to the rear of the structure and shall be screened from view.
C. The buffer requirements of § 27-806 of this Chapter shall be met.
D. Parking. One off-street parking space for each 200 square feet of gross area used or intended to be used for servicing customers, plus one additional space for each employee of the largest shift.
E. Within the VC district, retail stores shall be permitted as a conditional use provided they do not exceed 2,000 square feet of floor area.
16. Service Business. Service business including barber, beautician, laundry and dry cleaning, shoe repair, tailor, photographer and travel agency shall be permitted within the VC and GC districts subject to the following requirements:
A. In the case of established neighborhoods where such uses are located in existing structures minimal changes shall be made in the exterior appearance of the building so as to maintain the existing integrity and character of the neighborhood.
B. Signage shall be limited to one attached sign no larger than 20 square feet and/or one perpendicular hanging sign no larger than 12 square feet.
C. The buffer requirements of § 27-806 of this Chapter shall be met.
D. Parking. Two off-street parking spaces unless specific customer base is determined by the Planning Commission to require additional spaces and one space for each employee.
17. Shopping Center. A neighborhood or regional shopping center planned and designed as a complex of related structures and circulation patterns shall be permitted as a conditional use in the GC, HI and RRC districts subject to the following requirements:
A. The shopping centers shall have a minimum site area of 5 acres.
B. No more than 50% of the total site area shall be occupied by buildings and impervious coverage.
C. Retail stores, services businesses, financial establishment, eating place, professional office, indoor entertainment and theater may be permitted in this district.
D. No building or permanent structure, other than a permitted sign, shall be erected within 100 feet of a street line or within 50 feet of any property line.
E. The proposed development shall be constructed in accordance with an overall plan and shall be designed as a single architectural style with appropriate landscaping.
F. The distance, at the closest point, between any two buildings or groups of units of attached buildings, shall be not less than 20 feet.
G. Lighting facilities shall be provided and arranged in a manner which will protect the highway and neighboring properties from any direct glare or hazardous interference of any kind.
H. Buffer yards shall be provided according to the following requirements:
(1) If adjacent to a residential area, a 100 foot buffer yard shall be provided.
(2) If adjacent to the AG district, a buffer yard of trees of 100 foot width shall be established.
(3) Buffer yards may overlap with other required yards. In case of conflict, the larger yard requirement shall apply. In all cases, the buffer yard shall be measured from the property line regardless of the zoning classification.
I. Five and one-half off-street parking spaces shall be provided and maintained for each 1,000 square feet, or portion thereof, of gross leasable area. Gross leasable area is the total floor area designed for tenant occupancy and use, including basements, mezzanines and storage areas, measured from the center line of common partitions and outside wall.
18. Specialty Cultural Shopping Center. A specialized center featuring stores dealing in handicrafts, art, flowers, household goods, boutiques, antiques, specialty foods, etc. and the like shall be permitted as a conditional use in the VC, RRC and HI districts subject to the following requirements:
A. A planted buffer shall be provided in conformance with § 27-806 where the center abuts any noncommercial use.
B. Retail stores, service businesses, financial establishments and eating places may be permitted as long as they are in keeping with the spirit of this section Snack stands and food vendors, operating outside of an enclosed building, may be permitted in such shopping centers. Vending machines located outside of a completely enclosed building shall not be permitted in such shopping centers.
C. Major chain stores servicing the general public, supermarkets, department stores, variety stores, discount stores or service stations are not permitted under this use.
D. Shop sizes shall be no larger than 3,000 square feet.
E. The distance, at the closest point, between any two buildings or groups of units of attached buildings, shall be not less than 20 feet. The proposed center shall be constructed in accordance with an overall plan and shall be designed as a single architectural style with appropriate landscaping.
F. The center shall be planned and designed as a single complex that is intended to blend into and/or complement existing adjacent land uses.
G. Parking. Five off-street parking spaces per 1,000 square feet of commercial floor space.
19. Tavern. An establishment which serves alcoholic beverages for on-premises consumption and which is licensed by the Pennsylvania Liquor Control Board shall be permitted by special exception within the GC district subject to the following requirements:
A. The buffer requirements of § 27-806 of this Chapter shall be met.
B. Parking. One off-street parking space for each 50 square feet of total floor area, plus one additional off-street parking space for each employee.
C. Signage shall be limited to one attached sign no larger than 20 square feet and/or one perpendicular hanging sign no larger than 12 square feet and one free-standing sign no larger than 20 square feet.
20. Vehicle Sale. Sale of vehicles by a duly franchised dealership, new and used car sales and trucks, including recreational motor home and trailer units, and cycle and boat sales and rental shall be permitted within the GC and HI districts subject to the following requirements:
A. Access to roads shall be at least 100 feet from the intersection of any streets.
B. All vehicle parts and similar articles shall be stored within a building.
C. Lubrication, oil changes, tire changes and minor repairs must be performed within a building.
D. Fuel storage shall comply with all applicable regulations of the Pennsylvania Department of Environmental Protection. [Ord.12/10/2001]
E. Signage shall be limited to one attached sign no larger than 20 square feet and/or one perpendicular banging sign no larger than 12 square feet and one free standing sign no larger than 12 square feet set back at least 20 feet from the road right-of-way. At intersections, two such signs shall be permitted.
F. In cases where signage is required by a franchiser, the minimum required sign shall be permitted.
G. The buffer requirements of § 27-806 of this Chapter shall be met.
H. Parking. One off-street parking space for each 300 square feet of customer/ patron floor area, plus one additional space for each employee.
21. Veterinary Office. Office of a veterinarian with accessory animal kennel in which kennels are not a primary use of the facility shall be permitted in the RRC and AG districts subject to the following requirements:
A. All animal boarding buildings that are not wholly-enclosed, and any outdoor animal pens, stalls or runways shall be located within the rear yard.
B. All animal boarding buildings that are not wholly-enclosed, and any outdoor animal pens, stalls or runways shall be a minimum of 100 feet from all property lines.
C. All outdoor pasture/recreation areas shall be enclosed to prevent the escape of the animals; all such enclosures shall be set back a minimum of 10 feet from all property lines.
D. The buffer requirements of § 27-806 of this Chapter shall be met.
E. Parking. One parking space for each 300 square feet of floor space plus one space for each employee.
22. Village Oriented Shop. The village oriented shop consisting of such facilities as corner grocery, drug store, stationery store, soda-fountain, luncheonette, small restaurant, barbershop and beauty parlor shall be permitted as a conditional use in the VC district and is a permitted use in the RRC district subject to the following requirements:
A. No establishment shall exceed 2,000 square feet of floor area
B. Signage shall be limited to one attached sign no larger than 20 square feet and/or one perpendicular hanging sign no larger than 12 square feet. Signage may be lighted by a covered and recessed fixture.
C. Outdoor collection stations for garbage and trash removal shall be located to the rear of the structure and shall be screened from view.
D. The buffer requirements of § 27-806 of this Chapter shall be met.
E. Parking. One off-street parking space for each 200 square feet of gross floor area used for servicing customers, plus one additional space for every employee. Parking shall not be located between a building and a street. The parking requirements may be adjusted by the Zoning Hearing Board provided: (1) there is adequate on-street parking, (2) the shop serves principally a village use or (3) there is an existing lot within easy walking distance.
(Ord. 31911993B, § 502; as amended by Ord. 12/10/2001)