The purpose of this District is to achieve the following:

A. To provide sufficient space in appropriate locations for the types of commercial and service establishments anticipated.

B. To protect commercial establishments against intrusive uses which are incompatible with them and against objectionable influences such as noise or glare and from hazards of fire.

C. To provide appropriate space for the requirements of present day commercial, service, and limited industrial activities, including the provisions for such improvements as off-street parking and safe circulation of both pedestrian and motor traffic.

D. Conservation Design Overlay requirements in this district are optional for Commercial Use and mandatory for Agricultural/Residential Use. [Amended May 22, 2000]

A. Ownership

Tracts must be in single and separate ownership, or proof of option shall be furnished at the time of application or joint application shall be filed by separate owners, and shall be to the extent feasible, capable of an integrated design of a complete commercial center within their boundary. [Amended 12/27/89]

B. Performance Standards

1. Operating, loading, and unloading of trucks shall be limited to the hours of 7:00 AM to 7:00 PM and shall be carried out behind the building(s). [Amended 12/27/89]

2. No establishment shall be open for business between the hours of 11:00 PM and 6:00 AM.

3. Noise emanating from a use shall not exceed a phon level of 30 at the lot boundaries. Short, (20 sec) intermittent noise peaks may be permitted if they do not exceed 60 phons at any point on the lot boundaries.

4. All operations and storage shall be carried on in completely enclosed buildings.

5. Uses in the Commercial Districts shall be such that they:

a. emit no obnoxious, toxic, carcinogenic, or corrosive fumes or gases;

b. emit no odors perceptible at or beyond the lot boundaries;

c. discharge into the air no smoke, dust, or other particulate matter in excess of a #2 spot test;

d. produce no heat or glare perceptible at or beyond the lot boundaries;

e. use lighting in a manner which produces a maximum of two (2) footcandles at the property line.

f produce no physical vibrations perceptible at or beyond the lot boundaries;

g. produce no electromagnetic radiation or radioactive emission injurious to human beings, animals, or vegetation. Electromagnetic radiation or radioactive emissions shall not be of an intensity that interferes with the use of any other property;

h. do not engage in production or of any material designed for use as an explosive, or in any way create any other danger to the safety of the surrounding area;

i. conform to applicable regulations of the Pennsylvania Department of Environmental Resources regarding-the treatment and disposal of industrial and/or sanitary wastes from operations normally carried out by the establishment;

j. do not engage in the storage of nonhazardous waste material as defined by Pennsylvania Act 97 of 1980 (Solid Waste Management Act), as amended, on the lot for any period beyond thirty (30) days.

k. do not engage in the production, treatment, or storage of hazardous waste, as defined by Pennsylvania Act 97, as amended; any use or disposal of hazardous waste shall conform to Act 97 regulations, as amended.

6. The peak rate of flow of storm water from each lot after construction shall not exceed the peak rate before construction.

C. Design Standards

The following standards shall apply to all proposals under the Commercial Zoning District.

1. Screening: As required by Section 802 of this Ordinance.

2. Storage: As required by Section 803 of this Ordinance.

3. Landscaping: As required by Section 804 of this Ordinance.

4. Access & Traffic Control:

a. As required by Section 805 of this Ordinance.

b. Access ways from commercial lots to a public street shall locate a minimum distance from an intersection, based on the classification of a road as defined in the Ordinance:

c. Entrances to the commercial establishment shall be a minimum of 150 feet from Residential/Agricultural Districts.

d. shall not be permitted in the area between the actual building setback and the street line

5. Off-street Parking Parking, Commercial District

a. As required by Section 806 of this Ordinance.

b. All parking in Commercial Districts shall be behind the building(s) when the building is set back from the road right-of-way a minimum of 50 feet.

c. Parking in Commercial Districts may be between the building(s) and the road if the parking lot is set back a minimum of 30 feet and the building a minimum of 100 feet from the road right-of-way. The area between the road and parking lot shall be screened and landscaped according to Sections 802 and 804 of this Ordinance.

d. The minimum setback of parking and loading areas from conservation districts, ponds, lakes, creeks and streams shall be 10 feet. Parking and loading areas set back less than 25 feet from conservation districts, ponds, lakes, creeks and streams shall require screening in compliance with Section 802. C of this Ordinance. [Amended 6/10/91]

6. Lighting: As required by Section 807 of this Ordinance.

7. Signs: As required by Article VII of this Ordinance.

8. Roads:

a. Existing and proposed perimeter and internal roads must meet specifications determined by the Township and the Township Engineer as adequate for the Commercial Districts in general and the proposed use in particular, and such road specifications may exceed those set forth in the London Britain Township Subdivision and Land Development Ordinance.

b. Where it is determined by the Township and Township Engineer that public safety will be promoted, the following shall be required:

i. Clear sight triangles at intersections, including driveway intersections.

ii. Deceleration and acceleration lanes adjacent to commercial property entrances.

iii. Left-turn lanes to serve commercial property entrances,

9. Storm Drainage: as required by Section 812 of this Zoning Ordinance. [Amended 6/10/91]

10. The minimum impervious surface setback from conservation districts, . ponds, lakes, creeks and streams shall be 10 feet. Parking and loading areas covered with impervious surfaces must also comply with Section 502.C.5.d. of this Ordinance. [Amended 6/10/91]

11. Storage of motorized vehicles shall comply with Sections 803.A and 811 of this Zoning Ordinance [Amended 6/10/91]

C. Approval of Governmental Agencies

Prior to the issuance of a building permit for a commercial use under this Article V, the applicant shall file with the Township a copy of the plans of the proposed use evidencing the approval of the plans by the Pennsylvania Department of Labor and Industry and such other governmental agencies which may have jurisdiction.

D. Building Identification

Each establishment in the Commercial Districts shall display, in letters and numbers that are clearly legible from the road or entry point:

1. Street numbers;

2. Name of the organization occupying the building;

3. Where more than one organization occupies a building and where there are rear entrances or loading areas, the name of the organizations shall also be legibly displayed at said entrances or loading areas.

A. Permitted Uses:

1. Any use permitted in the Residential/Agricultural District providing all applicable R/A criteria are met in lieu of C-1 criteria. [Amended 6/10/91]

2. Retail sale of goods and services to the general public with the exception of sexually explicit material. [Amended 6/10/91]

B. Accessory Uses:

Only the customary accessory uses associated with C-1 districts shall be permitted.

C. Conditional Uses:

The following uses shall be permitted as a conditional use when authorized by the Board of Supervisors: [Amended 6/10/91]

1. Any goods and services involving the use of hazardous material(s) as defined by 29CFR 1910.1200 (OSHA Regulated Hazardous Chemicals; 40CFR 302.4 Table 302A - CERCLA List of Hazardous Substances and Reportable Quantities; and 40 CFR Part 355 Appendix A - Alphabetical List of Extremely Hazardous Substances and their Threshold Planning Quantities; and/or the generation of hazardous waste as defined by PA Title 25, Article VII Chapter 261 (Criteria, Identification and Listing of Hazardous Waste.) [Amended 6/10/91]

2. Developers and builders applying for conditional uses shall, at the discretion of the Board of Supervisors, show on the development plan methods satisfactory to the Board to provide for: [Amended 6/10/91]

a. the effect of increased traffic on the Township road network, as identified in a Traffic Impact Study as described in Section 805 of this Ordinance.

b. sewage and other waste disposal

c. emergency services

D. Design Standards

AR C- I uses must comply with all design standards as specified in Article VIII. [Amended 6/10/91]

E. Prohibited Uses

If a use is not permitted or conditionally permitted then it is prohibited.

Any use permitted in this district shall comply with the following minimum standards for lot area and dimensions.