Chapter 27 - Part 13 - C-L, Commercial-Limited


§1301.        PURPOSE.    

The purpose of the C-L, Commercial - Limited District is to provide appropriate locations for office, limited commercial and residential usage where a proliferation of unrestricted commer¬cial usage would be undesirable. The regulations which apply within the district are designed to encourage the formation and continuation of a quiet, compatible and uncongested environment for business and professional offices intermingled harmoniously with existing residences and certain other commercial uses; to discourage any encroachment by unrestricted commercial or industrial establishments, or other uses which might adversely affect the specialized office, limited commercial and residen¬tial character of the district; to reduce existing problems of traffic congestion; and to encourage orderly, well-planned development within this district.

(Ord. 84-2, 3/29/1984, §12.501; as added by Ord. 93-20, 7/7/1993, §2)


All applications for permits pursuant to this Part shall be submitted to the Zoning Officer, who shall have the option of submitting such applications to the Planning Commission or to the Township Commissioners for recommendations prior to issuing a permit. 

(Ord. 84-2, 3/29/1984, §12.501; as added by Ord. 93-20, 7/7/1993, §2, and Ord. 15-06, 4/2/2015)


A building may be erected or used and a lot may be used or occupied for any of the following purposes and no other:

A.    Residential Use.  For dwellings in existence at the time of the adoption of this Chapter, any residential use may be continued pursuant to the rules governing nonconforming uses.  After the effective date of this Chapter, no new residential uses shall be permitted, with the exception of the condition use listed at §1304(A) of this Part.  This restriction shall not apply to any dwelling unit for occupancy by a caretaker, if such unit is constructed as part of a commercial building and is clearly incidental to the permitted use.

B.    Child day care center, private nursery or kindergarten.

C.    Public utilities and facilities.

    D.    Wireless Communications Facilities (WCF) pursuant to Chapter 27, 1818, § et seq.
                    (Ord. 20-09)
E.    Municipal buildings and/or uses.

F.    Theaters, assembly halls, places of amusement, commercial recreation establish¬ments including skating rinks, swimming pools, golf driving ranges and outdoor movies and clubs, including health clubs and lodges.

G.    Public and semipublic uses such as churches, libraries, schools and recreational facilities.

H.    Office buildings and professional offices.

I.    Medical and dental clinics.

J.    Banks, investment brokers and finance agencies.

K.    Personal services, such as, but not limited to, barber shops, beauty shops, custom tailor shops, dress making, shoemaking and repair shops when primary service or service and sales shops are not manufacturing plants.

L.    Commercial uses serving the community including, but not limited to, such uses as professional services, retail drug stores, food sales, wearing apparel shops, dry goods and notions stores, furniture sales, studios, paint, paperhanging and glass shops and service establishments, laundry agencies and self-service laundries.

M.    Undertaking parlors and funeral homes.

N.    Studios for instruction in music, arts, science, radio and television.

O.    Dry cleaning shops, pressing shops or tailoring shops, in which only nonexplo¬sive and nonflammable solvents or other processing materials are used and where no work on the premises is done within said C-L zoning district for retail or wholesale outlets elsewhere, except in the case of dry cleaning shops which perform work or do processing for no more than three other retail outlets owned or operated by the same (common) owner or owners as that of the primary facility, in which case the use of the premises for such work or processing shall be limited to:

(1)    The material collected at the primary facility and such three other outlets.

(2)    The use above ground level of not more than 6,000 square feet of building area.

(3)    Such use shall not be conducted in any ancillary building or structure on the same lot.

(4)    The operation of such use shall not be conducted between 10:00 p.m., prevailing time, on one day and 6:00 a.m., prevailing time on the succeeding day.

P.    Restaurants, tea rooms, cafes and other similar places serving food or beverages without "in car," "drive-in" or service outside the building.

Q.    Bakery, candy, pastry, confectionery or ice cream retail sales with minor manufacturing of such goods permitted for sales on the premises only.

R.    Hotels and motels. [Ord. 2019-17]

S.    Private schools conducted for profit.

T.    Florists and nurseries.

U.    Convenience stores without fuel dispensing services.

    V.    Self-service storage facility.  [Ord. 98-2]

W.    Accessory uses on the same lot and customarily incidental to any of the permitted uses. [Ord. 2016-05]

X.    Home Improvement Showroom and Offices including the storage of inventory         with the following limitations:

        (1)    the inventory storage areas shall not exceed thirty (30%) percent of 
            the building area; [Ord. 2019-03]

        (2)    the inventory storage area shall not be open to the public; 

        (3)    all loading and unloading shall occur at the rear of the premises; 

        (4)    there shall be no outside storage of inventory;

        (5)    the amount of inventory stored shall not exceed a 90 days supply; 

        (6)    a minimum 15% of the building area shall be devoted to showroom space.  
            No part of the showroom space shall be used for the storage of inventory;

        (7)    trailers and trucks used for the transportation of inventory and mobile 
            offices shall not be stored on site. 
[Ord. 09-06]

Y.         Adult Day Care Facilities, subject to the requirements of Section 1821. [Ord. 12-04]

Z.        Residential Solar Energy System.  [Ord. 13-07]

AA.    Non-Residential Solar Energy System.  [Ord. 13-07]

BB.        Brewpub [Ord. 15-15]
CC.        Microbrewery [Ord. 15-15]

DD.    Medical Marijuana Dispensary, subject to compliance with all Pennsylvania statutory laws and regulations and Hampden Township zoning and land use requirements. 
        [Ord. 2017-09]

EE.    Kennels, animal hospitals and Pet Shops with the following limitations:

(1)    The use be located within a shopping center containing a minimum of 
    fifteen acres.

(2)    No such building used for kennels, animal hospitals and pet shops, 
    including exercise yards, shall be erected within two hundred (200) feet of a 
    residential use, residential property line, or the boundary line of a zoning 
    district that permits residential uses.

                      (3)    No more than one (1) domestic animal shall be permitted outdoors
                        between the hours of 8:00 p.m. and 7:00 a.m. prevailing time and any 
                        kennel, animal hospital or pet shop shall be operated to prevent animal-
                        generated noise between those hours.
                      (4)    Outdoor exercise yards shall be fenced with a solid material of a height and
    construction suitable to contain the animals.  The fence shall comply with 
    the requirements of Section 1708 of this Chapter.

                        (5)           Animal wastes shall be regularly removed from the portions of the exercise
                         yards and/or animal hospital and disposed of in accordance with current 
                         Pennsylvania law.  On-lot disposal shall meet setback requirements as
                         specified in (2) above.
                          (6)           Any kennel, animal hospital or pet shop shall provide a full-time manager 
                         authorized to address noise or other impacts on adjoining properties and 
                         unsecured animals.  The full-time manager must be available by telephone 
                         twenty-four (24) hours a day, seven (7) days a week and be able to respond 
                         to the premises within thirty (30) minutes of contact.

                       (7)           Noise, odor, dust, gas, heat, smoke, glare or vibration shall not be emitted 
                         at any time by the use that exceeds the general or ambient level by uses 
                         immediately off site as compared at the boundary of the tenant lease space 
                         and or the parcel boundary. 
                                                            [Ord. 21-02]

(Ord. 84-2, 3/29/1984, §12.501; as added by Ord. 93-20, 7/7/1993, §2; as amended by Ord. 96-2, 8/1/1996, §12(A); by Ord. 98-2, 1/5/1998, §1(C)); by Ord. 09-06, 04/02/2009, §1, by Ord. 12-04, 06/28/2012, by Ord. 13-07, 08/29/2013, by Ord. 15-15, 11/24/2015, by Ord. 2016-05, 09/01/2016, by Ord. 2017-09, 07/27/2017; by Ord. 2019-03, 02/28/2019; and by Ord. 2019-17, 11/21/2019); by Ord. 2101-02, 04/01/21


The following conditional uses and no others may be allowed by the Township Board of Commissioners after recommendations by the Planning Commission pursuant to the express standards and criteria set forth in Part 19 of this Chapter:

A.    Senior citizen housing.

B.    Multi-Vendor Indoor Markets - Such conditional uses shall be subject to the criteria specified in Section 1212.B(1)-(3).

C.    Medical Clinics-Limited

(Ord. 84-2, 3/29/1984, §12.501; as added by Ord. 93-20, 7/7/1993, §2; as amended by Ord. 96-2, 8/1/1996, §12(B); by Ord. 06-04, 04/02/2006, §3; and by Ord. 08-07, 06/26/2008, §4)


1.    All shops and stores, and all sales and displays of goods associated therewith, shall be within an enclosed building.   

2.    Any use adjacent to any residential zone boundary line at the side or rear yard so adjacent, shall erect as a protec¬tive screen to a height of not less than 6 feet, a solid painted board fence or permanent evergreen hedge paralleling the said side or rear zone boundary line.

3.    Uses permitted in the C-L zone shall not generate high intensities of noise, noxious odors, air pollution or glare. Where a determination is made by the Zoning Officer, the property owner or lessee applying for a certificate of use for an allowed use in this zone will agree, as part of such certificates approval, to post and enforce "No-Loitering" regulations for such premises.

(Ord. 84-2, 3/29/1984, §12.501; as amended by Ord. 93-20, 7/7/1993, §2; and by Ord.06-04, 04/02/2006, §3)


No building shall be erected to a height in excess of 40 feet; provided, however, that the height limit may be increased 1 foot for each additional foot that the width of each yard exceeds the minimum required. Each and every yard shall exceed the minimum by the number of feet proposed to be added to the maximum height of 40 feet.  However, in no case shall the maximum height exceed 45 feet.

(Ord. 84-2, 3/29/1984, §12.501; as added by Ord. 93-20, 7/7/1993, §2 and by Ord. 15-09, 06/02/2015)


1.    For nonresidential lots with public sewer, the area and frontage requirements shall be not less than 20,000 square feet and lot width of not less than 100 feet at the street line.

2.    For nonresidential lots without public sewer, the area and frontage requirements shall be not less than 30,000 square feet and lot width of not less than 150 feet at the street line.

(Ord. 84-2, 3/29/1984; as added by Ord. 93-20, 7/7/1993)

§1308.    LOT COVERAGE.

1.    The maximum coverage of any lot in this zoning district shall be 75% of the total area of said lot less any additional area required to be free of impervious material as part of the stormwater management facilities required by this Township.

2.    Any portion of a lot not covered with impervious material and not required to be otherwise developed as part of the stormwater management facilities required by this Township shall be planted and maintained with vegetative material.

(Ord. 84-2, 3/29/1984, §12.501; as added by Ord. 93-20, 7/7/1993, §2)


1.    Front Yard  -  35 feet.

2.    Side Yards  -  10 feet each.

3.    Rear Yard  -  30 feet.

(Ord. 84-2, 3/29/1984, §12.501; as added by Ord. 93-20, 7/7/1993, §2)

§1310.        BUFFER YARDS.

Along any residential district boundary line or when the commercial use abuts an existing residential use, a buffer yard shall be provided which shall be not less than 20 feet in width measured from such boundary line or from the street right-of-way line where such street constitutes the district boundary line, and which shall be established and planted in accordance with the provisions of Part 17, §1702, "General Regulations."

(Ord. 84-2, 3/29/1984, §12.501; as added by Ord. 93-20, 7/7/1993, §2)


1.    No accessory building shall be permitted in any front yard area.

2.    An accessory building shall not exceed one story or 15 feet in height .

(Ord. 84-2, 3/29/1984, §12.501; as added by Ord. 93-20, 7/7/1993, §2)

§1312.        OFF-STREET PARKING.

1.    Off-street parking shall be provided in accordance with Part 20, "Off-Street Parking."

2.    All parking shall be located at least  10 feet away from any street right-of-way line. Curbing shall be installed to enforce this requirement.

3.    All parking areas required under this Part shall be enclosed by a vegetative screen buffer, where such parking area abuts a residential zone or residential use. For an outdoor parking area containing 20 or more spaces, at least one tree for every 10 spaces shall be planted either along the perimeter of such parking area where it abuts a public or private right-of-way, or where it abuts the lot line(s) of land in residential zoning districts or use. A clear site triangle, as required by §1710(2) of this Chapter, shall be maintained at all street intersections and at all points where private accessways intersect public streets. The screen may be broken at points of vehicular or pedestri¬an access and at other points where the Zoning Officer agrees that a barrier is not necessary. The Zoning Officer may determine that a screen along the street or lot lines is not necessary for the protection of the adjacent uses, regardless of the type.

4.    Within any outdoor parking area, a landscaped open space having an area of not less than 10% of the outdoor parking area on the lot shall be provided. A minimum of one-half of the required landscaped open space shall be located in the interior of the parking area.

(Ord. 84-2, 3/29/1984, §12.501; as added by Ord. 93-20, 7/7/1993, §2)


{Section 1313 was repealed by Ord. 00-01, 1/27/00, §D. See §1723.}