§ 255-102.   Uses permitted by-right.
[Amended 7-14-1998 by Ord. No. 972; 5-13-2008 by Ord. No. 1201, § 1; 5-10-2011 by Ord. No. 11-1238, § 1; 11-26-2013 by Ord. No. 13-1277, § 2]
   A.   The specific permitted in this district shall be the erection, , alteration or of or premises for the following and no other:
      (1)   Any industrial not specifically excluded, which meets the provisions of this article.
      (2)    quarters for watchmen and caretakers employed on the premises.
      (3)    , animal hospitals and the offices of veterinarians.
      (4)   Banks and automated teller machines.
      (5)    .
      (6)    .
      (7)   Places of worship.
      (8)    , both stand-alone and as part of any other in the district. The term “ ,” as used in this chapter, does not include drive-in or drive-through facilities; only facilities that provide food for patrons to eat on the premises or to pick- up inside and take off the premises to eat.
      (9)   Commercial/retail when located on the ground floor of any in the EC District and limited to 750 square feet in area. This limit does not apply to commercial within an .
      (10)   Office .
      (11)   Public and private recreation lands or facilities.
      (12)    . Certain within the EC District are also within the TDR Transferable Development Rights Overlay District. These may be developed in accordance with the provisions of Article XVI, EC Employment Center District. In the alternative, a landowner/applicant may choose to develop a within a sending or in accordance with the provisions of Article XXXVI, TDR - Transferable Development Rights Overlay District.
         (a)   Those in the TDR Transferable Development Rights Overlay District and that have been specifically identified in Article XXXVI, § 255-272, are within the TDR .
         (b)   Those that are in the TDR Transferable Development Rights Overlay District and are outside of the TDR are within the TDR . Provided the standards in Article XXXVI are met, additional and higher are permitted on utilizing .
[Added 11-26-2013 by Ord. No. 13-1277]
   B.   Where within the district abut two regional vehicular or rail transportation corridors, such as the Norfolk Southern Railroad corridor, or its successor, and the Pennsylvania Turnpike, shall be restricted to the following:
      (1)   Public or private recreation lands or facilities, such as tennis court, swimming pool, ice skating rink, playing field and for like recreational .
      (2)   Greenhouse, garden center, or landscape nursery, including an outdoor area for the sale and storage of plants and materials.
      (3)   Animal hospital or kennel.
      (4)    .
      (5)   Agricultural .
   C.   Highway and interchange . Where a abuts a regional vehicular corridor designed with limited access points, such as the Pennsylvania Turnpike or the Route 309 corridor, and there is no more than 1,000 feet between the subject ’s access point and the vehicular corridor’s access point, the following is permitted, provided the given criteria and standards are satisfied. Measurement of the 1,000 foot distance shall be along the route vehicles must utilize to access the site.
      (1)   Freestanding retail sales, which attract high volumes of vehicular traffic and require convenient automobile access in relation to a highway, interchange or limited access thoroughfare, shall be permitted provided the following criteria and standards are met:
         (a)   Adequate provisions shall be made to accommodate increased traffic on public as required by § 255-114, Traffic control.
         (b)   The provisions of § 255-115, Lot, and bulk regulations, shall apply to this , except as noted below:
            [a]   Maximum shall be 7,500 square feet or less.
         (c)   Fuel dispensing may be provided as an , provided the following criteria and standards are met:
            [a]   There shall be no more than sixteen fueling positions.
            [b]   Tools and/or equipment needed for incidental activities, such as window cleaning and checking/adding air to vehicle tires, may be provided.
            [c]   Fuel storage and dispensing equipment shall be located entirely outside of any and all fuel storage facilities shall be underground.
            [d]   Canopies over fuel dispensing positions may be installed to protect users from poor weather conditions, provided they are no taller than 20 feet.
         (d)   Overnight rest facilities or publically available electric hookups are prohibited, as are showers or other similar personal hygiene facilities, except for customarily available public rest rooms.
         (e)    permitted for Highway and Interchange are provided for in § 255-155D.
         (f)   Site lighting shall be designed so as to shield the source of illumination and eliminate glare that will be seen by motorists passing by on adjacent roadways and limited access highways.
      (2)   Off-street parking and loading areas.
         (a)   Parking shall be provided as required in this article in § 255-116, Parking, and in Article XIX, Off-Street Parking.
         (b)   Parking and loading areas shall be designed so as to ensure the safe, orderly and efficient movement and of the site by both motorists and pedestrians.
         (c)   Conflicts between vehicular and pedestrian movements shall be minimized to the greatest extent practical. Solutions such as changing the materials, color and texture of parking areas, driving lanes and pedestrian routes shall be utilized to clearly define and differentiate the vehicular and pedestrian circulation patterns and pathways.
      (3)   Architectural and design standards.
         (a)   Other than roofing material, no less than 30% of the primary ’s exterior facade, excluding window and door openings, shall be faced with natural materials, such as wood, stone and/or brick, or high quality, man-made materials that are engineered and designed to replicate these natural materials.
         (b)   Steel or other metals shall not be used on exteriors, except as may be needed for roofing, window trim, gutters and downspouts.
         (c)   Unpainted concrete block, except when textured or tinted is prohibited on exteriors.
         (d)   Trash receptacles and other outdoor furniture shall be designed as an integral part of the site’s design and shall be consistent with and incorporated into the site’s overall architectural character.
         (e)   All mechanical equipment shall be visually screened from all public rights of way. The screening shall be architecturally appropriate and designed as an integral part of the site’s design.
[Added 5-10-2011 by Ord. No. 11-1238]