ARTICLE XI
C-3 Highway-Oriented Commercial District

~ 287-46. Intent.

    The C-3 Highway-Oriented Commercial District is intended to provide for the orderly development of region-serving business and commercial uses which, due to the nature of their products and services, are oriented to vehicular traffic and thus are most appropriately located with adequate frontage along and/or relatively direct access to a major road. This district also is designed to avoid undue congestion on streets that are inappropriate for such uses and to assure convenient access and off-street parking for customers.

~ 287-47. Use regulations.

        A. [Amended 12-1-1999 by Ord. No. 99-14] Uses by right. In the C-3 District, land, buildings and premises may be used by right for any one of the following principal purposes and no other, subject to Article IV and Article XIA:

            (1) Retail sales.

            (2) General business, professional, governmental or administrative offices.

            (3) Bank or similar financial institution.

            (4) Restaurant, tearoom, cafe, bar, retail bakery, confectionary or other places preparing, selling and/or serving food or beverages.

            (5) Personal service establishment, such as barbershop, beauty salon, shoe repair, tailor, cleaning and pressing or laundry.

            (6) Public place of amusement.

            (7) Sale of new and used vehicles and similar heavy mechanical equipment; the sale of used cars shall be permitted only in conjunction with and on the same property as a new car sales operation, only in Character Zone 7 as shown in Appendix Map 1 of the Central Business Revitalization Overlay District Ordinance, in accordance with ~ 287-51.1.

            (8) Vehicle repair and service station, in accordance with the terms of ~ 287-90, only in Character Zone 7 as shown in Appendix Map 1 of the Central Business Revitalization Overlay District Ordinance, in accordance with ~ 287-51.1.

            (9) Fitness center.

        B. Accessory uses. The following accessory uses shall be permitted in the C-3 District:

            (1) Any use on the same lot with and customarily accessory and incidental to any of the foregoing permitted uses.

            (2) A helistop, as a use accessory to a principal permitted use in the C-3 District, may be permitted upon the grant of conditional use approval by the Borough Council in accordance with the terms of ~ 287-97 of this chapter.

        C. [Amended 12-1-1999 by Ord. No. 99-14] Uses by special exception. The following uses shall be permitted only upon the grant of a special exception by the Zoning Hearing Board, subject to the terms of this article and ~ 287-145, and subject to Article IV and Article XIA:

            (1) Religious use.

            (2) Funeral home.

            (3) Animal hospital; kennel, in accordance with the terms of ~ 287-86B of this chapter.

            (4) Wholesale establishment, distribution center, flex-space, only in Character Zone 7 as shown in Appendix Map 1 of the Central Business Revitalization Overlay District Ordinance, in accordance with ~ 287-51.1.

            (5) Lumberyard; building and plumbing supplies, only in Character Zone 7 as shown in Appendix Map 1 of the Central Business Revitalization Overlay District Ordinance, in accordance with ~ 287-51.1.

        D. [Amended 12-1-1999 by Ord. No. 99-14] Conditional uses. The following uses shall be permitted only upon the grant of conditional use approval from the Borough Council, subject to the terms of this article and ~ 287-137, and subject to Article IV and Article XIA:

            (1) Shopping center.

            (2) Car wash, only in Character Zone 7 as shown in Appendix Map 1 of the Central Business Revitalization Overlay District Ordinance, in accordance with ~ 287-51.1.

            (3) Day-care facility.

~ 287-48. Area and bulk regulations. [Amended 12-1-1999 by Ord. No. 99-14]

    Except as otherwise noted in ~ 287-47 above, the following regulations shall apply to all uses in the C-3 District, except as provided for in Article XIA:

        A. Minimum lot area: 20,000 square feet for all uses except vehicular sales, which shall require three acres.

        B. Minimum lot width: 90 feet at the building setback line.

        C. Minimum front yard: 40 feet.

        D. Minimum side yards: 15 feet.

        E. Minimum rear yard: 25 feet.

        F. Maximum building coverage: 20%.

        G. Maximum other impervious surface coverage: 60%.

        H. Minimum vegetative cover: 10%.

        I. Maximum building height: three stories or 35 feet, whichever is less.

        J. Buffer area. A minimum ten-foot buffer shall be provided for any use permitted in the C-3 District which abuts a residential use or district or an Open Space District. No buffer shall be required along a front property line.

~ 287-49. Design standards.

    The following design standards of this chapter shall, as applicable, govern all uses within the C-3 District:

        A. Signs: as required by Article XIX.

        B. Parking: as required by Article XVIII.

        C. Loading: as required by ~ 287-111.

        D. Landscaping: as required by ~ 287-77.

        E. Screening and buffering: as required by ~ 287-78.

        F. Access and traffic control: as required by ~ 287-80.

        G. Storage: as required by ~ 287-79.

        H. Interior circulation: as required by ~ 287-81.

        I. Lighting: as required by ~ 287-82.

        J. Central Business Revitalization Overlay District design standards: as required by ~ 287-51.1. [Added 12-1-1999 by Ord. No. 99-14 ]

        K. Any use within the C-3 District shall comply with the applicable requirements of Chapter 109, Building construction, Article I, Building Code. [Amended 12-1-1999 by Ord. No. 99-14]

~ 287-50. Plan submission requirement.

        A. In order to demonstrate compliance with the terms of this article, an applicant proposing any authorized use within the C-3 District shall submit a plan (map and text) to the Borough Zoning Officer, describing specifically how each standard in ~~ 287-48 and 287-49 shall be addressed.

        B. Where the proposed use constitutes a subdivision or land development, as defined by the Borough Subdivision and Land Development Ordinance, the plan submission requirements of that ordinance shall supersede the provisions of this section.

~ 287-51. Standards and criteria for conditional uses.

        A. [Amended 12-1-1999 by Ord. No. 99-14] Shopping center, in accordance with Article XIA and the following:

            (1) Uses that may be included within a shopping center shall be those permitted as of right or by special exception in the C-3 District, as stipulated in ~ 287-47A and C above, or any use deemed comparable by the Borough Council.

            (2) The lot area shall be a minimum of 12,000 square feet for each individual use; minimum tract area shall be two acres.

            (3) The minimum lot width at the building setback line shall be 350 feet.

            (4) The maximum building coverage shall be 25%; the maximum coverage by other impervious surfaces shall be 50%.

            (5) A minimum of 20% of the tract shall be in landscaped, vegetative cover. Standards for landscaping and screening shall be as specified in ~~ 287-77 and 287-78 of this chapter.

            (6) The minimum front yard shall be 65 feet, unless no parking is to be provided in the front yard, in which case the front yard shall be a minimum of 35 feet.

            (7) Each side and rear yard shall be a minimum of 25 feet.

            (8) The maximum building height shall be two stories, so long as the requisite parking can be provided.

            (9) There shall be a landscaped area provided between the street line and interior parking areas, which shall have a minimum width of eight feet, extending the entire frontage. Any unpaved area between the street line and the edge of the cartway also shall be continuously maintained as a landscaped area. No improvements other than access drives and sidewalks shall be permitted within these landscaped areas.

            (10) Proposed parking facilities intended to serve a shopping center shall comply with the regulations and standards contained in Article XVIII of this chapter.

            (11) Only one freestanding (ground) sign shall be permitted on a shopping center tract. Such sign may serve as a directory sign for uses on the tract. Each individual use may have one flat-wall sign. Signs shall be designed in accordance with Article XIX.

            (12) The application for conditional use approval shall be submitted and reviewed in accordance with the terms of ~ 287-137. Specific ownership and maintenance responsibilities for the tract, buildings, structures and other improvements also shall be identified.

        B. [Amended 12-1-1999 by Ord. No. 99-14] Car wash, in accordance with Article XIA and the following:

            (1) Minimum lot area shall be 30,000 square feet as a principal use. Where proposed as a use supplemental to an automobile service station, the Borough Council may require that the minimum lot area for the service station, as stipulated in ~ 287-90A of this chapter be increased by as much as but not more than 30,000 square feet, where such area is deemed necessary by the Council to accommodate all proposed uses and comply with the objectives and standards of this chapter.

            (2) Where a proposed car wash is to be a principal use, it shall comply with all applicable requirements for uses within the C-3 District as contained in ~~ 287-48B through J and 287-49. Where proposed as a use supplemental to an automobile service station, the car wash operation shall be in further compliance with the standards of ~ 287-90 of this chapter.

            (3) Circulation and parking requirements.

                (a) The minimum distance between an access driveway and any adjoining property line shall be 10 feet.

                (b) A waiting or stacking area shall be provided on the lot, accessible to the entrance end of the washing equipment, for at least six automobiles for each lane provided in the washing area. Stacking areas shall not interfere with the internal circulation needs of the property.

                (c) An area on the lot, beyond the exit end of the washing equipment, shall be provided for at least four automobiles for each lane provided in the washing area.

            (4) A water-recycling system shall be installed on the premises to serve the car wash operation.

            (5) An attendant shall be on duty to assist as necessary or a telephone number shall be displayed prominently as a means to contact the responsible party as needed.

        C. Day-care facility.

            (1) Minimum outdoor play or recreation space shall be 100 square feet per individual receiving care at any given time. This space or any portion of it shall not be located in any front or side yard.

            (2) Outdoor play or recreation space shall be fenced or otherwise enclosed on all sides and shall not include driveways, parking areas or land unsuited for active recreation due to other usage or natural constraints. Fencing or other enclosures shall be a minimum of four feet in height.

            (3) The owner and operator must be registered with the Pennsylvania Department of Public Welfare (DPW) and must demonstrate compliance with all DPW regulations for such a facility.

            (4) Access to and from the site and circulation patterns must be designed to maximize the safety of individuals receiving day care at the site and to prevent impediments to the flow of traffic off the site.

            (5) When the day-care facility is proposed to abut a residentially zoned property, it shall provide screening sufficient to protect the adjacent properties from potential impacts of its operation and in all cases shall comply with the requirement of ~ 287-78 of this chapter.