Source: http://www.ecode360.com/28515127
Timestamp: 2017-07-25 12:44:46
Document Index: 742448090

Matched Legal Cases: ['§ 270', '§ 270', '§ 270', '§ 270', '§ 270', '§ 270', '§ 270', '§ 270', '§ 270', '§ 270', '§ 270', '§ 270', '§ 270', '§ 270', '§ 270', '§ 270', '§ 270', '§ 270', '§ 270', '§ 270', '§ 270', '§ 270', '§ 270', '§ 270', '§ 270', '§ 270', '§ 270', '§ 270', '§ 270', '§ 270', '§ 270', '§ 270', '§ 270', '§ 270', '§ 270', '§ 270', '§ 270', '§ 270', '§ 270', '§ 270', '§ 270', '§ 270', '§ 270', '§ 270', '§ 270', '§ 270', '§ 270', '§ 270', '§ 270', '§ 270', '§ 270', '§ 270', '§ 270', '§ 270', '§ 270', '§ 270', '§ 270', '§ 270', '§ 270', 'arts 4', 'art 7', 'art 7', 'art 8', 'art 9', 'art 10', 'art 4', 'art 5', 'art 11', 'art 10', 'arts 4', '§ 270', 'art 2', 'art 10', 'arts 4', 'arts 4', 'art 10', 'art 4', 'art 10', '§ 270', 'art 4', 'art 10', '§ 270', 'art 4', 'art 4', '§ 270', 'art 8', 'art 5', 'art 10', 'art 10', 'arts 4', 'arts 4', 'art 9', 'arts 4', 'art 4', 'art 4', 'art 10', 'art 4', 'art 10', 'art 4', 'art 6', '§ 270', 'art 10', 'art 4', 'art 6', '§ 270', 'art 10', 'art 4', 'art 6', 'art 10', 'art 10', 'art 5', 'art 4', 'arts 4', 'art 4', 'arts 4', 'art 10', 'arts\n4', 'arts 4', 'art 10', 'art 4', 'art 4', '§ 270', 'art 4', 'art 4', 'art 4', 'art 10', 'art 4', 'art 4', 'art 10', 'arts 4', 'art 4', 'art\n4', 'art 5', 'art 10', '§ 3307', 'art 10', 'art 4', 'art 4', 'art 4', '§ 270', 'art 4', 'art 5', 'art 10', 'arts 4', 'art 10', '§ 270', 'art 4', 'art 4', 'art 4', 'art 5', 'arts 4', 'art 10', 'art 4', 'art 10', 'art 10', 'art 10', 'art 4', 'art 8', 'art 8', 'art 4', 'art 261', 'arts 4', '§ 270', 'art 10', 'art 9']

Township of West Manheim, PA Specific Use Standards
Ch 270 Pt 7 Art XVII
§ 270-111
Standards for uses.
§ 270-112
Adult-related uses.
§ 270-113
§ 270-114
§ 270-115
Airports/heliports.
§ 270-116
§ 270-117
Automobile or gasoline service stations.
§ 270-118
Automobile, heavy equipment and similar motor vehicle repair/service.
§ 270-119
Automobile washing (car washes).
§ 270-120
§ 270-121
Business and/or industry park.
§ 270-122
§ 270-123
§ 270-124
Club room, club grounds and meeting hall.
§ 270-125
Communications antenna, tower and equipment building.
§ 270-126
§ 270-127
Commercial day-care facilities.
§ 270-128
§ 270-129
§ 270-130
§ 270-131
§ 270-132
§ 270-133
Farm-related business.
§ 270-134
§ 270-135
§ 270-136
§ 270-137
§ 270-138
§ 270-139
§ 270-140
§ 270-141
§ 270-142
§ 270-143
§ 270-144
§ 270-145
§ 270-146
§ 270-147
§ 270-148
§ 270-149
§ 270-150
§ 270-151
Mineral extraction or recovery operations.
§ 270-152
Mini storage/self-storage facilities.
§ 270-153
§ 270-154
§ 270-155
Nightclubs and taverns.
§ 270-156
Nursing, rest or retirement homes.
§ 270-157
§ 270-158
Outdoor commercial recreation facilities.
§ 270-159
§ 270-160
§ 270-161
§ 270-162
Apartment residential conversion.
§ 270-163
Two-family residential conversion.
§ 270-164
§ 270-165
§ 270-166
§ 270-167
§ 270-168
§ 270-169
Vocational-mechanical trade schools.
Solid waste disposal, processing and transfer facilities.
Warehousing and wholesale trade establishments.
Wholesale sales, storage and auctions of motor vehicles and heavy equipment.
Article XVII Specific Use Standards
A. In addition to the general provisions for uses within a particular zoning district established in Parts 4 and 5, and the additional general provisions for uses established in the previous articles of Part 7 and elsewhere in this chapter, Article XVII, Specific Use Standards, sets forth the specific standards that shall be applied to each use identified herein. These specific use standards must be satisfied prior to approval of any application for a certificate of use and occupancy permit, special exception and/or conditional use. The applicant shall be required to demonstrate compliance with these standards and must furnish whatever evidence is necessary to demonstrate such compliance.
B. All specific use standards shall comply with the following, unless
a more restrictive standard is established in this Part 7:
(1) Part 8, Signs.
(2) Part 9, Off-Street Parking and Loading.
(3) Part 10, Buffering, Landscaping, Screening and Lighting.
Adult-related uses are permitted as provided in Part 4, subject
A. Any adult-related uses shall not be permitted to be located within
500 feet of any other adult-related use.
B. No parcel provided for adult-related uses shall abut any land within
the Residential and Suburban Residential Zoning Districts or any existing
C. No parcel provided for adult-related uses shall abut any parcel of
land which contains any one or more of the following specified land
(1) Amusement park;
(2) Camp (for minors' activity);
(3) Child-care facility;
(4) Community center;
(5) Museum;
(6) Park;
(7) Place of worship;
(8) Playground;
(9) School;
(10) Swimming pool, nonhousehold or public; or
(11) Other lands where minors congregate.
D. The distance between any two adult entertainment establishments shall
be measured in a straight line, without regard to intervening structures,
from the closest point on the exterior parcel line of each establishment.
E. No materials, merchandise, or film offered for sale, rent, lease,
loan, or for view upon the premises shall be exhibited or displayed
outside of a building or structure.
F. Any building or structure used and occupied as an adult-related establishment
shall be windowless, or have an opaque covering over all windows or
doors of any area in which materials, merchandise, or film are exhibited
or displayed, and no sale materials, merchandise, or film shall be
visible from outside of the building or structure.
G. No sign shall be erected upon the premises pictorially depicting
or giving a visual representation of the type of materials, merchandise
or film offered therein.
H. Each entrance to the premises shall be posted with a notice specifying
that persons under the age of 18 years are not permitted to enter
therein and warning all other persons that they may be offended upon
I. No adult-related use may change to another adult-related use, except
upon approval of an additional conditional use.
J. The use shall not create an enticement for minors because of its
proximity to nearby uses where minors may congregate.
K. No unlawful sexual activity or conduct shall be permitted.
L. No more than one adult-related use may be located within one building
or shopping center.
Agribusiness uses are permitted as provided in Part 5, subject
A. The development of new agribusiness operations, or the expansion
of existing agribusiness operations, shall be subject to the following
(1) Minimum lot area shall be 10 acres. Where a lot is comprised
of more than one tract, the owner of such tracts shall combine them
under a single deed, which will preclude individual tracts being placed
in separate ownership without processing a subdivision plan. The deed
shall be recorded in the York County Register and Recorder's
office, and a copy of such deed shall be included in the application.
(2) The following setbacks are required:
(a) For new agribusiness operations, the structure housing the agribusiness
operation shall be located no closer than 100 feet to any property
line. For expansions of existing agribusiness operations, any additional
lot coverage shall not be located on the property in such a manner
that would increase the degree of nonconformity of the existing operation,
if such nonconformity exists, with the setback requirements established
(b) New agribusiness operations or expansions of existing agribusiness
operations receiving manure from a CAO directly or indirectly through
a broker or other person shall not mechanically land apply manure
within 100 feet of a stream, lake, or pond, unless a vegetated buffer
no less than 35 feet in width and meeting standards established by
the NRCS is used to prevent manure runoff into the water body.
(3) Maximum lot coverage shall be 10%.
(4) Maximum permitted height shall be 150 feet, provided all structures
are set back a distance at least equal to their height from all property
(5) For new agribusiness operations, or expansions of existing agribusiness
operations, which require a nutrient management plan in accordance
with the Pennsylvania Nutrient Management and Odor Management Act,[1] the applicant shall demonstrate that such plan has been prepared and submitted to the York County Conservation District for review prior to the formal review and any subsequent action by the Township. Further, the applicant shall demonstrate that such plan has been approved by the York County Conservation District prior to the issuance of the zoning permit in accordance with Part 11 of this chapter.[2]
(6) A water supply feasibility report shall be prepared in accordance with Article IV of Chapter 235, Subdivision and Land Development, to demonstrate that sufficient water resources are available to serve the proposal.
(7) The applicant shall demonstrate satisfactorily that the methods
of disposing of dead animals are in strict compliance with applicable
standards established by the PA DEP. Unless being composted, dead
turkeys, chickens, or piglets shall be kept in airtight containers.
Larger dead animals shall be kept in a manner so as to minimize the
spread of odors and disease.
(8) A land development plan shall be submitted to, and approved by, the Township in accordance with the requirements of Chapter 235, Subdivision and Land Development.
(9) Areas designed for outdoor storage of pallets, machinery, or other materials shall be provided with buffering and Level 1 screening in accordance with Part 10 of this chapter.
Agriculture uses, except for agribusiness uses are permitted
as provided in Parts 4 and 5, subject to the following criteria:
A. Minimum lot area shall be 10 acres.
B. Minimum setback requirements:
(1) Front setback shall be 40 feet.
(2) Side setback shall be 30 feet.
(3) Rear setback shall be 40 feet.
(4) Special setback requirements. Except as provided for in the
following subsection, no new slaughter area, area for the storage
or processing of manure, garbage, or spent mushroom compost, structures
for the cultivation of mushrooms or the raising of commercial livestock,
or any building housing commercial livestock, shall be permitted within
150 feet of any property line within the Residential and Suburban
Residential Zoning Districts or existing residential use.
(5) These setbacks shall not apply to agricultural fences that are
used to contain agricultural livestock. Such fences shall be set back
a minimum of six feet from any adjoining street right-of-way lines.
C. Maximum permitted height for structures shall be 150 feet, provided
all structures are set back a distance at least equal to their height
from all property lines.
D. Maximum lot coverage shall be 10%.
E. All lanes exclusively serving agriculture uses shall be exempt from
driveway and access drive requirements.
F. Permitted accessory uses include, but are not limited to the following:
(1) Roadside stands for the sale of agricultural products in accordance with § 270-105.
(2) Accessory and family day-care facilities, as defined in Part 2 of this chapter.
(3) Manure storage facilities, subject to the following regulations:
(a) All manure storage facilities shall be designed in compliance
with the most recent provisions of the PA DEP and York County Conservation
(b) All waste storage facilities' designs shall be reviewed
by the York County Conservation District. The applicant shall furnish
a letter from the Conservation District attesting to approval of the
design of the proposed facility; and
(c) Construction and subsequent operation of the waste storage facility
shall be in accordance with the permit and the approved design. Any
design changes during construction or subsequent operation requires
the applicant to contact the York County Conservation District to
determine if the subsequent changes require review and approval.
(4) Areas designed for outdoor storage of pallets, machinery, or other materials shall be provided with buffering and Level 1 screening in accordance with Part 10 of this chapter.
(5) Other farm occupations as provided for in this chapter.
(6) One single-family detached dwelling.
Airports/heliports are permitted as provided in Parts 4 and
5, subject to the following criteria:
B. All facilities shall be designed and operated in strict compliance
C. The applicant shall furnish evidence of the obtainment of a license
from the PennDOT Bureau of Aviation prior to the approval of the application.
D. The approach zone to any of the proposed runways or landing strips
shall be in accordance with the regulations of the applicable federal
and/or state agencies.
E. There shall be no existing flight obstructions such as towers, chimneys
or other tall structures or natural obstructions outside of the airport
and located within the proposed approach zones.
F. Any building, hanger or structure shall be located a sufficient distance
away from the landing strip in accordance with the recommendations
of applicable federal and/or state agencies.
G. The glide path shall be a plane surface laid out in accordance with
the operating characteristics of the aircraft for which the airport
is designed. The final 500 feet of the glide path shall be wholly
within the airport property.
Animal hospitals are permitted as provided in Parts 4 and 5,
subject to the following criteria:
A. Minimum lot area. Unless animal are kept inside at all times, each
site shall contain at least two acres; otherwise, the minimum lot
area requirement of the applicable zoning district shall apply.
B. All structures where animals are kept shall be soundproofed in a
manner to prevent sound and odor from traveling outside, such as solid-core
doors, sound-absorbent ceilings and forced-air ventilation.
C. All animal boarding buildings that are not completely enclosed, and any outdoor animal pens, stalls or runways shall be located within the rear yard, shall be provided with buffering, landscaping and screening in accordance with Part 10 of this chapter, and shall be a minimum of 100 feet from all property lines.
D. All outdoor pasture areas shall be enclosed to prevent the escape
of animals; all such enclosures shall be set back a minimum of 10
E. The applicant shall furnish evidence of effective means of animal
and veterinary waste collection and disposal that shall be implemented.
Automobile or gasoline service stations are permitted as provided
in Part 4, subject to the following criteria:
A. The subject property shall have a minimum lot width of 125 feet.
B. The subject facility shall be set back at least 100 feet from the
closest point on the exterior lot line of any lot containing a school,
place of worship, day-care facility, playground, library, hospital
or nursing, rest or retirement home.
C. No more than three vehicles may be stored per service bay, and the storage area for such vehicles shall be provided with buffering, landscaping, screening in accordance with Part 10 of this chapter, and shall be a minimum of 50 feet from all property lines. No vehicle shall be stored upon the site for more than one month.
D. All structures (including gasoline pump islands, but not permitted
signs) shall be set back at least 30 feet from any street right-of-way
line. The base of all canopies shall conform to this setback.
E. No outdoor storage of auto parts shall be permitted.
F. All ventilation equipment associated with fuel storage tanks shall
be set back 100 feet and shall be oriented away from any abutting
property within the Residential and Suburban Residential Zoning Districts
or any existing, adjacent residential use.
G. The applicant shall furnish evidence that the disposal of materials
will be accomplished in a manner that complies with state and federal
Automobile, heavy equipment, and similar motor vehicle repair/service
facilities involving the reconditioning, service and repair facilities,
including, but not limited to, auto mechanics, drive-through lubrication
services and tires, auto paint, brake, muffler, transmission, windshield,
auto body, car radio, and upholstery shop are permitted as provided
A. All service and/or repair activities shall be conducted within a
completely enclosed building.
B. All uses involving drive-through service shall provide sufficient
on-site stacking lanes to prevent vehicle backups on adjoining roads.
C. No outdoor storage of parts, equipment, lubricants, fuel, or other
materials used or discarded, as part of the service or repair operation
D. The storage of unlicensed vehicles is prohibited.
E. Any ventilation equipment outlets associated with the service/repair
work area(s) shall be oriented away from any abutting property within
and abutting residential use.
F. All vehicles shall be repaired and removed from the premises promptly.
G. The demolition or junking of automobiles is prohibited. Demolished
vehicles or parts thereof shall be removed from the site within two
weeks of arrival.
H. No vehicle shall be stored upon the site for more than three months.
I. The applicant shall furnish evidence that the disposal of materials will be accomplished in a manner that complies with state and federal regulations, and that § 270-81 of this chapter has been complied with.
Automobile washing facilities (car washes) are permitted as
provided in Part 4 subject to the following criteria:
A. Centralized sewer and centralized water utilities shall be utilized,
and grey water recycling is required. Adequate provision for the collection
and disposal of greases shall be demonstrated.
B. For automatic, self-service, and full-service car washes, each washing
bay shall provide a one-hundred-foot-long on-site stacking lane that
precedes the washing process.
C. For full-service car washes, a post-washing drying area shall be
provided for no less than five vehicles per washing bay.
D. All structures housing washing apparatuses shall be set back 100 feet from any street right-of-way line, 50 feet from any rear property line, and 25 feet from any side lot line, and shall be provided with buffering, landscaping and screening in accordance with Part 10 of this chapter.
E. The applicant shall demonstrate compliance with § 270-87 of this chapter.
Billboards are permitted as provided in Part 4 subject to the
A. No billboard shall be located within 1,000 feet of another billboard.
B. All billboards shall be a minimum of 50 feet from all side and rear
C. All billboards shall be set back at least 25 feet from any street
right-of-way lines.
D. All billboards shall be set back at least 300 feet from any land
within the Residential and Suburban Residential Zoning Districts or
any existing residential use.
E. No billboard shall obstruct the view of motorists on adjoining roads,
or the view of abutting commercial or industrial uses, which depend
upon visibility for identification.
F. No billboard shall exceed an overall size of 300 square feet nor
exceed 25 feet in height.
G. All properties upon which a billboard is erected shall be regularly
maintained so as not to create a nuisance by means of weeds, litter
or vector habitation.
Business and/or industry parks are permitted as provided in
Part 4, subject to the following criteria:
A. The business and/or industry park shall contain nonmotorized transportation
facilities, including but not limited to sidewalks, walking paths,
greenway linkages that shall be an integral part of the business and/or
industry park. The nonmotorized transportation facilities shall connect
all proposed lots and building sites within the business and/or industry
park and provide linkages to abutting lots and future and existing
development. The application shall identity the function or functions
of each nonmotorized pathway or greenway and shall design such pathway
or greenway to adequately perform such function or functions.
B. Permitted uses. The business and/or industry park shall be permitted to have a mix of those listed as light industrial uses in § 270-37E of this chapter and accessory commercial uses limited to the following:
(1) Banks and financial institutions.
(2) Restaurants (excluding drive-through facilities).
(3) Commercial day care.
(4) School, commercial.
(6) Hotels, motels.
(7) Health and fitness clubs.
(8) Convenience stores.
(9) Medical and dental clinics.
(10) Emergency services.
(11) Essential services.
(12) Municipal uses.
(13) Public uses.
(14) Retail sales, no one building to exceed 3,500 square feet in
(15) Retail services, no one building to exceed 3,500 square feet
in building size.
(16) Wholesale warehousing facilities which do not exceed 20,000
square feet in building size and where clientele are specific users
located elsewhere in the business park and retail sales are not conducted.
(17) Repair of business and office equipment.
C. A maximum of 20% of the gross floor area of the buildings within
the business and/or industry park shall be permitted to be developed
with such accessory commercial uses. If the development of the business
and/or industry park is proposed in phases, at no time during the
development shall the portion of the floor area dedicated toward the
accessory commercial uses exceed 20% of the total building floor area
within the developed phases of the business park.
D. The areas of the business and/or industry park set aside for the
accessory commercial use shall be identified on the plans and shall
be so designed to be internal to the business and/or industry park
and to be accessory and in support of the overall industrial uses
within the business and/or industry park. The commercial uses shall
be located within the business and/or industry park to best facilitate
motorized and nonmotorized access.
E. The subject property shall front on a collector or arterial road,
and all access drives shall be set back at least 200 feet from the
intersection of any street rights-of-way. All internal access drives
providing access to parcels within the park shall remain private.
F. Both public sewer and public water utilities shall be utilized.
G. All uses within the business and/or industry park must comply with
all applicable federal, state and local regulations.
H. A traffic study shall be prepared in accordance with Article IV of Chapter 235, Subdivision and Land Development.
I. Individual uses within the business center may have signs; however, such signs shall be flat wall, wall projecting, or roof signs as described in Part 8 of this chapter.
Campgrounds are permitted as provided in Part 5 subject to the
A. Setbacks. All campsites shall be located at least 50 feet from any
side or rear property line and at least 100 feet from any public street
B. Each campground shall contain at least five acres. Each campsite
shall be at least 1,500 square feet in size and shall either provide
parking space for one automobile that will not interfere with the
convenient and safe movement of traffic, or equivalent parking shall
be provided in a common parking area.
C. An internal road system shall be provided. Access drives shall be designed and constructed in accordance with Article V of Chapter 235, Subdivision and Land Development, and Chapter 105, Construction and Materials Specifications. On-drive parallel parking shall not be permitted.
D. All outdoor play areas shall be set back 50 feet from any property line and provided with buffering, landscaping and screening in accordance with Part 10 of this chapter. Such outdoor play areas shall be used exclusively by registered guests and their visitors.
E. All campgrounds shall furnish centralized completely enclosed sanitary
and garbage collection facilities that are leakproof and verminproof
and that shall be set back a minimum of 100 feet from any property
line. Such facilities shall be screened from abutting residentially
F. Any accessory retail or service commercial uses shall be set back a minimum of 100 feet from any property line. Such accessory commercial uses shall be solely designed and constructed to serve the campground's registered guests and their visitors. Any parking spaces provided for these commercial uses shall only have vehicular access from the campground's internal road rather than the public street. All accessory commercial uses and related parking shall be provided with buffering, landscaping and screening in accordance with Part 10 of this chapter.
G. All campgrounds containing more than 100 campsites shall have vehicular
access to an arterial or collector street.
H. If the site is in the Farming Zoning District, the applicant shall
demonstrate that the proposed location is located on the least productive
soils (Classes IV to VIII).
I. A campground may construct one freestanding or attached sign containing
no more than 32 square feet. Any reference to accessory commercial
or recreational facilities shall remain secondary in size to the reference
of the principal campground use. Such sign shall be set back at least
10 feet from the street right-of-way line, at least 100 feet from
any property in the Residential and Suburban Residential Zoning Districts
or existing residential use, and, at least 25 feet from abutting lot
J. A minimum of 20% of the gross area of the campground shall be devoted
to active and passive recreational facilities. Responsibility for
maintenance of the recreation area shall be with the landowner.
K. During operation, every campground shall have an office in which
shall be located the person responsible for operation of the campground.
L. All water utilities, sewage disposal systems, restrooms, solid waste
disposal and vector control shall be approved and maintained in accordance
with the requirements of the PA DEP.
M. No permanent structures shall be permitted on any campsite other
than fireplaces.
N. No recreational vehicles may be parked within a campground for more
than 180 consecutive days.
O. No persons shall be permitted to permanently reside on any campsite.
Cemeteries are permitted as provided in Parts 4 and 5 subject
A. For cemeteries exceeding two acres in size. If the site is in the
Farming Zoning District, the applicant shall demonstrate that the
proposed location is located on the least productive soils (Classes
IV to VIII).
B. All burial plots or structures shall be located at least 50 feet
from any property or street right-of-way line and/or easement.
C. Assurances must be provided that water supplies of surrounding properties
will not be contaminated by burial activity within the proposed cemetery.
D. No burial plots or facilities shall be permitted in the Floodplain
Protection Overlay.
E. Any escrow account provided for by state or federal law shall be
established in favor of the Township.
Club room, club grounds and meeting hall are permitted as provided
in Parts 4 and 5 subject to the following criteria:
A. All properties containing a club room, club ground and/or meeting
hall shall front and have access to a public road.
B. All off-street parking shall be provided in accordance with Part 9 of this chapter which will also be set back 30 feet from any abutting residential lot lines.
C. All outdoor recreation/activity areas shall be set back at least
50 feet from any property line and right-of-way line.
D. The applicant must furnish evidence as to how the use will be controlled
so as not to constitute a nuisance due to noise or loitering.
E. The applicant shall furnish evidence that approved systems for sewage
disposal and water supply will be utilized.
A. Communications antenna, tower and equipment building are permitted
as provided in Parts 4 and 5 subject to the following criteria:
(1) Unless co-located upon another existing structure, the applicant
shall demonstrate that the proposed location is necessary for the
(2) All towers and guide-wire anchors shall be completely enclosed by a minimum eight-foot-high fence with a self-locking gate. All fence and construction shall be in accordance with Chapter 105, Construction and Materials Specifications.
(3) For any new site, all structures shall be set back from each
property line a distance equal to its height, but in no case shall
any structure be permitted to be located within any required minimum
setback. The structure height shall not exceed 150 feet.
(4) If the site is in the Farming Zoning District, the applicant
shall demonstrate that the proposed location is located on the least
productive soils (Classes IV to VIII).
(5) The applicant must be licensed by the Federal Communication
(6) No tower shall be artificially lighted except when required
by the Federal Aviation Administration (FAA).
(7) The application shall submit notice of approval for the proposed
installation from the FAA and the FCC.
(8) The applicant shall submit expert testimony that the communication
tower or antenna is the minimum height required to function satisfactorily.
(9) Any utilities extended to the tower site shall be placed underground.
(10) The applicant shall submit a plan for the removal of the communication
tower and the communication antenna when they become functionally
obsolete or are no longer in use. The applicant shall be responsible
for the removal of the facility within three months from the date
the applicant ceases use of the facility or the facility becomes obsolete.
(11) In order to reduce the number of antenna support structures
needed in the Township in the future, any proposed support structure
shall be designed to accommodate the maximum load of carriers and
(12) If an antenna site is fully automated, two off-street parking
spaces shall be required. If the site is not automated, the number
of required parking spaces shall equal the number of people on the
largest shift, but in any event, may not be less than two off-street
B. The maximum size of an equipment shelter shall not be larger than
Convenience stores are permitted as provided in Part 4 subject
A. Centralized sewer and centralized water utilities shall be utilized.
B. The subject property shall have a minimum lot width of 125 feet.
C. The subject facility shall be set back at least 100 feet from the
D. All structures shall be set back at least 30 feet from any street
E. No outdoor stockpiling of trash is permitted. An area enclosed by
a wall, fence with a self-latching door or gate and screened from
view of adjoining properties shall be provided whenever outdoor storage
is required. No materials may be stored so as to create a fire hazard.
F. At least 20% of the lot on which the facility is situated must be
devoted to natural landscaping.
Commercial day-care facilities are permitted as provided in
Part 4 subject to the following criteria:
A. An outdoor play area shall be provided, at a rate of 65 square feet per individual enrolled. Off-street parking areas shall not be used as outdoor play areas. Outdoor play areas shall not be located within the front yard and screening and buffering shall be in compliance with Part 10 of this chapter, but vegetative materials located within the outdoor play areas shall be of a nonharmful type (vegetative materials that are not poisonous, thorny, allergenic, etc.). All outdoor play areas must provide a means of shade, such as a shade tree(s) or pavilion(s).
B. Enrollment shall be defined as the largest number of students and/or
children under day-care supervision at any one time during a seven-day
C. Passenger "dropoff" and "pickup" areas shall be provided on site
and arranged so that the passengers do not have to cross traffic lanes
on or adjacent to the site.
D. All commercial day-care facilities shall obtain and maintain the
proper licensure from the commonwealth.
Multifamily dwellings are permitted as provided in Part 4 subject
A. Minimum lot area shall be one acre.
B. Maximum density shall be 12 dwelling units per acre.
C. All dwelling units must be connected to centralized sewer and centralized
D. Minimum required setbacks. Off-street parking and loading (excluding driveways) shall be set back at least 25 feet from every adjoining property line and shall be provided with buffering, landscaping and screening in accordance with Part 10 of this chapter. Interior building setbacks shall be as follows:
(1) A minimum yard space of 40 feet is required between end walls
of buildings. If the buildings are at right angles to each other,
the distance between the corners of the end walls of the building
may be reduced to a minimum of 20 feet.
(2) A minimum yard space of 40 feet is required between end walls
and front or rear faces of buildings.
E. A minimum of 30% of the total tract area shall be designated and
maintained as common open space. Responsibility for maintenance of
the open space area shall be with the landowner. The open space shall
provide access to all yards.
F. Provisions for the future maintenance of all common areas, including
but not limited to parking and recreation, shall be explicitly provided
with the proposed project. The provisions and any agreements, such
as bylaws for a property owners' association, shall be subject to
the approval of the Board of Supervisors.
[Amended 4-20-2010 by Ord. No. 2-2010]
Single-family attached dwellings are permitted as provided in Part 4 and/or Part 6, Article XII, subject to the following criteria:
A. Maximum density shall be 12 dwelling units per acre in the Suburban
Residential (SR) District.
B. The allowable density in the Residential (R) District shall be determined in accordance with § 270-71.
C. There shall be no more than six dwelling units (all classifications)
in any one row.
D. All dwelling units must be connected to centralized sewer and centralized
E. Minimum required setbacks. Off-street parking and loading (excluding driveways) shall be set back at least 25 feet from every adjoining property line and shall be provided with buffering, landscaping and screening in accordance with Part 10 of this chapter. Interior building setbacks shall be as follows:
F. A minimum of 30% of the total tract area shall be designated and
the open space area shall be with the landowner. The required open
space shall provide access for all units to the yard space provided
G. Provisions for the future maintenance of all common areas including
but not limited to parking and recreation shall be explicitly provided
[Added 4-20-2010 by Ord. No. 2-2010]
Single-family semidetached dwellings are permitted as provided in Part 4 and/or Part 6, Article XII, subject to the following criteria:
A. The allowable density in the Residential (R) District shall be determined in accordance with § 270-71.
B. Minimum required setbacks. Off-street parking and loading (excluding driveways) shall be set back at least 25 feet from every adjoining property line and shall be provided with buffering, landscaping, and screening in accordance with Part 10 of this chapter. Interior building setbacks shall be as follows:
(1) A minimum yard space of 40 feet is required; between end walls
C. For all tracts of land upon which new residential subdivisions, or
portions thereof, that contain this dwelling unit type, that are created
after the effective date of this chapter shall have a minimum of 30%
of the total tract area designated and maintained as common open space.
Responsibility for maintenance of the open space area shall be with
the landowner. The required open space shall provide access for all
units to the yard space provided for each unit.
D. Provisions for the future maintenance of all common areas including
Two-family dwellings are permitted as provided in Part 4 and/or Part 6, Article XII, subject to the following criteria:
B. Minimum required setbacks. Off-street parking and loading (excluding driveways) shall be set back at least 25 feet from every adjoining property line and shall be provided with buffering, landscaping, and screening in accordance with Part 10 of this chapter.
C. All tracts of land upon which new residential subdivisions, or portions
thereof, that contain this dwelling unit type, that are created after
the effective date of this chapter, shall have a minimum of 30% of
the total tract area designated and maintained as common open space.
D. Provisions for the future maintenance of all common areas, including
Essential service buildings and/or structures are permitted
A. Unhoused equipment shall be enclosed with a fence six feet in height and shall be provided with buffering, landscaping and screening in accordance with Part 10 of this chapter.
B. Housed equipment. When the equipment is totally enclosed within a
building, no fence or screen planting shall be required and the yard
shall be maintained in conformity with the zoning district in which
C. Within the rural resource area, Residential and Suburban Residential
Zoning Districts, the permitted public facilities shall not include
the unhoused storage of vehicles or equipment used in the maintenance
of any utility and no equipment causing noise, vibration, smoke, odor,
or hazardous effect shall be installed.
Farm-related businesses are permitted as provided in Part 5
subject to the following criteria: If the site is in the Farming Zoning
Dstrict, the applicant shall demonstrate that the proposed location
is located on the least productive soils (Classes IV to VIII).
Financial institutions are permitted as provided in Part 4 subject
B. At least 10% of the lot on which the facility is situated must be
C. Access shall be via an arterial or collector street as defined in
the West Manheim Township Comprehensive Plan.
D. All drive-through window lanes shall be separated from the parking
lot's interior driveway.
E. All automated teller machines shall be located or contain convenient
parking spaces so that the on-site movement of vehicles will not be
impaired by those cars belonging to persons using an automated teller
F. Sufficient stacking lanes shall be provided associated with drive-through
windows to prevent vehicle backups on adjoining roads.
Forestry is permitted as provided in Parts 4 and 5 subject to
the following criteria where the value of the trees, logs or other
timber products removed exceeds $1,000. These provisions do not apply
to the cutting of trees for the personal use of the landowner or for
precommercial timber stand improvement.
A. Notification of commencement or completion. For all timber harvesting
operations that are expected to exceed two acres, the landowner shall
notify the Township Zoning Officer at least 30 business days before
the operation commences and within 15 days before the operation is
completed. No timber harvesting shall occur until the notice has been
provided. Notification shall be in writing and shall specify the land
on which harvesting will occur, the expected size of the harvest area
and, as applicable, the anticipated starting or completion date of
the operation and logging plan. This written notification shall also
specify any public and/or private roads affected, dates of effect,
plans to restore any damages to public and/or private roads and contact
information for the logging operations submitted to owners abutting
the private road used to access the logging site.
B. Preparation of a logging plan. Every landowner on whose land timber
harvesting is to occur shall prepare a written logging plan in the
form specified in this section. No timber harvesting shall occur until
the plan has been prepared and proper notification of commencement
is provided to the Township. The provisions of this plan shall be
followed throughout the operation. The plan shall be available at
the harvest site at all times during the operation and shall be provided
to the Township Zoning Officer upon request.
C. Responsibility for compliance. The landowner and the operator shall
be jointly and severally responsible for complying with the terms
of the logging plan.
D. Contents of the logging plan.
(1) As a minimum, the logging plan shall include the following:
(a) Design, construction, maintenance and retirement of the access
system, including haul roads, skid roads, skid trails and landings.
(b) Design, construction and maintenance of water control measures
and structures such as culverts, broad-based dips, filter strips and
water bars.
(c) Design, construction and maintenance of stream and wetland crossings.
(d) The general location of the proposed operation in relation to
Township and state highways, including any accesses to the highways.
(2) Each logging plan shall include a site map containing the following
(a) Site location and boundaries, including both the boundaries
of the property on which the timber harvest will take place and the
boundaries of the proposed harvest area within that property.
(b) Significant topographic features related to potential environmental
(c) Location of all earth disturbance activities such as roads,
landings and water control measures and structures.
(d) Location of all crossing of waters of the commonwealth.
(e) The general location of the proposed operation to Township and
state highways, including any accesses to those highways.
E. Compliance with applicable regulations. The logging plan shall address
and comply with the requirements of all applicable state laws and
regulations and Township ordinances, including, but not, limited to,
(1) Soil erosion and sedimentation control regulations and standards
of the York County Conservation District and/or PA DEP requirements.
(2) Stream crossing and wetlands protection regulations of PA DEP
and/or the United States Army Corps of Engineers.
(3) Stormwater management plans and regulations issued pursuant to Article IV of Chapter 235, Subdivision and Land Development.
F. Relationship of state laws, regulations and permits to the logging
plan. Any permits required by state laws and regulations shall be
attached to and become part of the logging plan. A soil erosion and
sedimentation control plan that satisfies the requirements of 25 Pa.
Code Chapter 102 shall also satisfy the minimum requirements for the
logging plan and associated map specified previously, provided that
all information required by these subsections is included or attached.
G. Responsibility for road maintenance and repair; road bonding. The
landowner and the operator shall be responsible for repairing any
damage to Township roads caused by traffic associated with the timber
harvest operation pursuant to the provisions of 67 Pa. Code Chapter
189, Hauling in Excess of Posted Weight Limit. The Township may require
the landowner and/or operator to furnish a bond to guarantee the repair
of any such damage, pursuant to the said provisions of the Pennsylvania
Funeral homes are permitted as provided in Part 4 subject to
B. The applicant shall demonstrate proof of an approved means of disposal
of all solid, medical, and hazardous wastes.
C. Sufficient off-street parking shall be provided to prevent traffic
backups onto adjoining roads.
D. No vehicular access to the site shall be from an arterial road.
E. All funeral homes must provide a minimum one-hundred-foot off-street
stacking area for the formation of a funeral procession on the site.
Golf courses are permitted as provided in Parts 4 and 5 subject
A. In no case shall the golf course design permit or encourage a golf
ball to be driven across any building, building lot, parking lot,
street right-of-way, access drive, or driveway.
B. Golf paths shall be graded so as to discharge stormwater runoff.
Surface conditions of paths shall be adequately protected from an
exposed soil condition.
(1) The golf course design shall minimize golf path crossings of
streets, access drives and driveways. Easily identifiable golf paths
must be provided for crossings of streets, access drives or driveways.
The golf course design shall both discourage random crossing and require
use of the golf path crossings of streets, access drives and driveways.
Golf path crossings shall conform to the following:
(a) Each crossing shall be perpendicular to the traffic movements.
(b) Only one street access drive or driveway may be crossed at each
(c) No crossing is permitted between a point 15 feet and 150 feet
from the cartway edge of a street access drive or driveway intersection.
(d) The crossing must be provided with a clear sight triangle in accordance with Article V of Chapter 235, Subdivision and Land Development.
(e) Golf path intersections shall be designed to provide adequate sight distance with regard to both horizontal and vertical alignment. The required sight distance shall be governed by Article V of Chapter 235, Subdivision and Land Development.
(f) The golf cart path shall not exceed a slope of 8% within 25
feet of the cartway crossing.
(g) Golf path crossings shall be signed warning motorists and pedestrians
and golfers. The surface of the golf path shall be brightly painted
with angle stripes.
(h) Golf path crossings of collector or arterial streets shall consist
of a tunnel that is located below street grade. The golf course design
shall both prohibit on-grade crossing of collector or arterial streets
and require the use of the tunnel. The construction of the collector
or arterial roadway crossing of the tunnel shall comply with PennDOT
C. All golf course buildings shall be set back 75 feet from any abutting
roads and 100 feet from adjoining existing residential properties;
D. Golf courses may include the following accessory uses, provided such
uses are reasonably sized, and located so as to provide incidental
service to the golf course employees and users:
(1) Clubhouse, which may consist of:
(a) Restaurant (excluding drive-in), snack bar, lounge and banquet
(b) Locker and restrooms.
(c) Pro shop.
(d) Administrative offices.
(e) Golf cart and maintenance equipment storage and service facilities.
(f) Guest lodging for those using the golf course, provided:
[1] No lodging units have separate exterior means of ingress/egress.
[2] All lodging units shall be contained within the main clubhouse.
[3] Such guest lodging shall have a total occupancy of no more than
(g) Fitness and health equipment, including workout machines, spas,
whirlpools, saunas, and steam rooms.
(h) Game rooms, including card tables, billiards, ping-pong, and
other similar table games.
(i) Babysitting rooms and connected fence-enclosed play lots.
(2) Accessory recreation amenities located outside of a building,
(a) Driving range, provided the applicant shall furnish expert evidence
that all lighting has been arranged to prevent glare on adjoining
(b) Practice putting greens.
(c) Swimming pools.
(d) Tennis, platform tennis, handball, racquetball, squash, volleyball,
and badminton courts.
(e) Boccie ball, croquet, shuffleboard, quoits, horseshoe pits,
and washers courses.
(f) Picnic pavilions, picnic tables, park benches, and barbecue
(g) Hiking, biking, horseback riding, and cross-country ski trails.
(h) Playground equipment and play-lot games, including four square,
dodgeball, tetherball, and hopscotch.
(3) Freestanding maintenance equipment, supply buildings and storage
E. All outdoor storage of maintenance equipment and/or golf carts shall be set back at least 100 feet and provided with buffering, landscaping and screening in accordance with Part 10 of this chapter.
Greenhouses and nurseries are permitted as provided in Parts
4 and 5 subject to the following criteria:
A. The display and sale of items not grown on the premises shall be
incidental to the greenhouse/nursery operation. The display and sales
area for those items shall be limited to not more than 25% of the
total gross display and sales area on the property.
B. The display, sale and/or repair of power tools or motorized nursery,
lawn or garden equipment shall not be permitted.
Group homes are permitted as provided in Parts 4 and 5, subject
A. The applicant shall furnish evidence that an approved system of water
supply and sewage disposal will be used.
B. No extensions or modifications to the external appearance of the
building (except fire escapes) which would alter its residential character
C. All floors above grade shall have direct means of escape to ground
D. The applicant shall obtain any required land development approvals.
E. All parking areas shall be set back a minimum of 25 feet from all property lines and shall be provided with buffering, landscaping and screening in accordance with Part 10 of this chapter.
F. The applicant shall furnish all license and approvals from the applicable
state and/or federal government agencies.
Health and fitness clubs are permitted as provided in Part 4
B. All outdoor recreation facilities shall be set back at least 50 feet
from the street right-of-way line, and 25 feet from all other lot
C. Any accessory eating or retail use shall not be directly accessible
without passing through the main clubhouse building.
Heavy industrial uses are permitted as provided in Part 4 subject
A. The applicant shall provide a detailed description of the proposed
use in each of the following topics:
(1) The nature of the on-site processing operations, the materials
used in the process, the products produced, and the generation and
methods for disposal of any by-products. In addition, the applicant
shall furnish evidence that the disposal of materials will be accomplished
in a manner that complies with state and federal regulations.
(2) The general scale of the operation in terms of its market area,
specific floor space requirements for each step of the industrial
process, the total number of employees on each shift, and an overall
needed site size.
(3) Any environmental impacts that are likely to be generated (e.g., odor, noise, smoke, dust, litter, glare, vibration, electrical disturbance, wastewater, stormwater, solid waste, etc.) and specific measures employed to mitigate or eliminate any negative impacts. The applicant shall further furnish expert evidence that the impacts generated by the proposed use fall within acceptable levels as regulated by applicable laws and ordinances, including, but not limited to, those of § 270-87 of this chapter.
(4) A traffic study shall be prepared in accordance with Article IV of Chapter 235, Subdivision and Land Development.
B. All industrial uses shall be set back 150 feet from any property
in the Residential and Suburban Residential Zoning Districts or any
existing residential use.
Hospitals are permitted as provided in Part 4 subject to the
A. Minimum lot area shall be two acres.
B. Centralized sewer and centralized water utilities shall be utilized.
C. The subject property shall have frontage along an arterial, collector
road or access drive.
D. Maximum permitted height shall be 60 feet provided that each building
and/or structure shall be set back a horizontal distance from each
property line at least equal to its height. For buildings exceeding
35 feet, the applicant shall be required to submit expert evidence
that sufficient safeguards regarding fire protection and rescue are
E. Emergency entrances shall be located on a building wall oriented
away from any abutting property within the Residential and Suburban
Residential Zoning Districts or any existing, abutting residential
F. The applicant shall demonstrate proof of an approved means of disposal
G. A traffic study shall be prepared in accordance with Article IV of Chapter 235, Subdivision and Land Development.
H. A minimum of 40% of the total tract area shall be designated and
maintained as common open space.
Hotels are permitted as provided in Part 4 subject to the following
B. All hotels shall be set back 50 feet from any property line in the
Residential and Suburban Residential Zoning Districts or any existing
Indoor commercial recreation facilities are permitted as provided
in Part 4 subject to the following criteria:
A. All activities shall take place in a completely enclosed building.
B. The applicant shall present qualified expert testimony to establish
that sufficient soundproofing shall be provided to render sounds associated
with the normal operations of the indoor commercial recreation facility,
including music, inaudible when outside the building in which the
indoor commercial recreation facility is located.
C. All outdoor storage of maintenance equipment shall be set back at least 50 feet and shall be provided with buffering, landscaping and screening in accordance with Part 10 of this chapter.
D. Centralized sewer and centralized water utilities shall be utilized.
Indoor shooting ranges are permitted as provided in Part 4 subject
A. A development plan shall identify the safety fan for each firing
range. The safety fan shall include the area necessary to contain
all projectiles, including direct fire and ricochet. The safety fan
configuration shall be based upon qualified expert testimony regarding
the trajectory of the bullet and the design effectiveness of berms,
overhead baffles, or other safety barriers to contain projectiles
to the safety fan.
that sufficient soundproofing shall be provided to render the sound
of discharge of any firearm inaudible when outside the building in
which the indoor shooting range is located.
C. All operations shall be conducted in accordance with National Rifle
Junkyards are permitted as provided in Part 4 subject to the
B. Any area used for this purpose shall be at least 75 feet from any
property line and 100 feet from any street right-of-way line.
C. The outdoor area devoted to the storage of junk shall be enclosed with a fence eight feet in height and shall be provided with buffering, landscaping and screening in accordance with Part 10 of this chapter.
D. All completely enclosed buildings used to store junk shall be set
back at least 50 feet from all property lines.
E. No material may be stored or stacked so that it is visible from abutting
properties or adjoining street rights-of-way.
F. All additional federal and state laws shall be satisfied.
G. All junk shall be stored or arranged so as to permit access by firefighting
equipment and to prevent the accumulation of water, and with no junk
piled to a height greater than eight feet.
H. No material shall be burned at any time.
I. Junkyards shall be maintained in such a manner as to cause no public
or private nuisance, nor to cause any offensive or noxious sounds
or odors, nor to cause the breeding or harboring of rats, flies, or
J. No junkyard shall be located on land with a slope in excess of 5%.
K. All junkyards shall comply with any applicable West Manheim Township
Junkyard Ordinance.
L. All vehicles within the junkyard shall be completely drained of fuel,
lubricants, battery fluid, transmission fluid, brake fluids, coolants,
and air-conditioning fluids.
Kennels are permitted as provided in Parts 4 and 5 subject to
B. Any structure used for the boarding of horses and/or dogs shall be
set back at least 100 feet from any property line.
C. All structures where animals are kept shall be soundproofed in a
D. Animal pens and/or fencing for the containment of animals shall be
set back at least 25 feet from any property line and street right-of-way.
E. All parking compounds and unimproved overflow parking areas shall
be set back at least 10 feet from any abutting property lines. Unimproved
overflow parking areas shall also provide a fence delineating such
occasional parking facilities and preventing the parking and/or movement
of vehicles across neighboring properties.
F. The applicant shall furnish evidence of an effective means of animal
waste disposal that shall be implemented.
G. All kennels shall be in accordance with the Pennsylvania Code and
all other applicable regulations. For kennels housing dogs, specific
reference is made to 7 Pa. Code Chapter 21, or latest revision, in
regards to adequate sizing of the facilities.[Added 4-20-2010 by Ord. No. 2-2010]
Life-care communities are permitted as provided in Part 4 subject
A. The life-care community and accessory facilities shall be designed
and used to serve its residents and their guests only.
B. The life-care community shall be planned, developed, and operated
according to a unified plan under the direction of a single owner
or agent for the owner.
C. The maximum gross density within a life-care community shall not
exceed five dwelling units per acre. For the purposes of this section,
four beds for patient, resident and/or staff-person use provided within
a medical facility within the life-care community shall be deemed
the equivalent of one dwelling unit.
D. The life-care community may provide individual dwelling units in
any combination of single-family, two-family or multifamily dwellings
and shall include a community center in which an auditorium, activity
rooms, craft rooms, library, lounges, or similar recreational facilities
for members of the life-care community shall be included. Additional
facilities provided as part of the life-care community may include:
(1) Dining facilities.
(2) Medical facilities, including treatment, nursing and convalescent
(3) Office and retail service facilities designed and adequate to
serve only the members of the life-care community, including but not
necessarily limited to medical or dental clinic, pharmacy, retail
uses such as a gift shop, coffee shop, bank, and/or personal services
such as a barber- or beauty shop.
F. There shall be a minimum setback of 50 feet from all tract boundaries
in which no structures shall be located.
G. Centralized sewer and centralized water utilities shall be utilized.
Medical or dental clinics are permitted as provided in Part
4 subject to the following criteria:
A. Centralized water and centralized sewer shall be used.
B. Any accessory services, including laboratories and pharmacies for
the use of patients visiting medical practitioners in the clinic,
may be permitted as part of the clinic facility, subject to the following
(1) All entrances to parts of the building in which these accessory
services are provided shall be from within the building and shall
not be directly accessible without passing through the building.
(2) The hours during which these services are provided shall be
the same as those during the regular operation of the principal medical
or dental clinic.
Methadone treatment facilities are permitted as provided in
B. Notwithstanding any other provision of law to the contrary and except as provided in Subsection B(1), a methadone treatment facility shall not be established or operated within 500 feet of a principal structure used for an existing school, public playground, public park, residential housing area, child-care facility, church (place of worship), meetinghouse or other actual place of regularly stated religious worship established prior to the proposed methadone treatment facility.
(1) The provisions of this section shall apply whether or not an
occupancy permit or certificate of use has been issued to the owner
or operator of a methadone treatment facility for a location that
is within 500 feet of a principal structure used for an existing school,
public playground, public park, residential housing area, child-care
facility, church (place of worship), meetinghouse or other actual
place of regularly stated religious worship established prior to the
proposed methadone treatment facility.
C. Notwithstanding Subsection B, a methadone treatment facility may be established and operated closer than 500 feet to a principal structure used for an existing school, public playground, public park, residential housing area, child-care facility, place of worship, meetinghouse or other actual place of regularly stated religious worship established prior to the proposed methadone treatment facility if, by majority vote, the Zoning Hearing Board for the municipality in which the proposed methadone treatment facility is to be located votes in favor of the issuance of an occupancy permit or certificate. Prior to the Zoning Hearing Board voting on whether to approve the issuance of an occupancy permit or certificate of use for a methadone treatment facility at a location that is closer than 500 feet to an existing school, public playground, public park, residential housing area, child-care facility, church (place of worship), meetinghouse or other actual place of regularly stated religious worship established prior to the proposed methadone treatment facility, one or more public hearings regarding the proposed methadone treatment facility location shall be held within the municipality following public notice. All owners of real property located within 500 feet of the proposed location shall be provided written notice of said public hearings at least 30 days prior to said public hearings occurring.
D. This section shall not apply to a methadone treatment facility that
is licensed by the Pennsylvania State Department of Health prior to
Mineral extraction or recovery operations are permitted as provided
in Part 5 subject to the following criteria:
A. General. Quarry operations:
(1) May not substantially injure or detract from the lawful existing
or permitted use of neighboring properties.
(2) Must demonstrate compliance with a water and sewer feasibility Sstudy in accordance with the provisions of Article IV of Chapter 235, Subdivision and Land Development.
(3) May not adversely affect the local, efficient and economical
extensions of public services, facilities and utilities throughout
(4) May not create any significant damage to the health, safety,
or welfare of the Township and its residents and property owners.
(5) May not result in the land area subject to quarrying being placed
in a condition that will prevent the use of that land for economically
and ecologically productive uses upon completion of the quarry operation.
(6) Must demonstrate compliance with all applicable state regulations
B. Site plan requirements. As a part of each application, the applicant
shall furnish an accurately surveyed site plan on a scale no less
than 1:2,400 showing the location of the tract or tracts of land to
be affected by the operation. The surveyed site plan shall be certified
by a registered professional engineer or a registered professional
land surveyor with assistance from experts in related fields and shall
(1) The boundaries of the proposed land affected, together with
the drainage area above and below the area.
(2) The location and names of all streams, roads, railroads, and
utility lines on or immediately adjacent to the area.
(3) The location of all buildings within 1,000 feet of the outer
perimeter, of the area affected, and the names and addresses of the
owners and present occupants;
(4) The purpose for which each building is used.
(5) The name of the owner of the affected area and the names of
adjacent landowners, the municipality, and the county.
C. Minimum lot area. The minimum lot area will be 10 acres.
D. Screening and buffering. A fence measuring at least eight feet in height must enclose the area of actual quarrying. All fencing shall be provided with buffering, landscaping, screening in accordance with Part 10 of this chapter.
E. Setback. The following table identifies minimum setbacks imposed
upon specific features of the quarry and other extractive-related
uses from abutting and/or adjacent uses:
Quarry-Related Feature
Existing Non-residential Building
Public/ Nonprofit Park
Cemetery or Stream Bank
Stockpiles or spoil piles
Mineral processing equipment (e.g., rushers, sorters,
conveyors, dryers, etc.)
On-site access roads and off-street parking, loading
and vehicle storage and weighing facilities
Other operational equipment, structures and/or improvements
F. Access. Vehicular access shall be so arranged as to minimize danger
and congestion along adjoining roads and to avoid the creation of
nuisances to adjacent or abutting properties.
(1) All access drives shall be designed and located in accordance with Article XXII of this chapter and Article V of Chapter 235, Subdivision and Land Development.
(2) All access drives serving the site shall have a paved minimum
thirty-two-foot-wide cartway for a distance of at least 200 feet from
the intersecting street right-of-way line. In addition, a fifty-foot-long
gravel section of access drive should be placed just beyond the preceding
two-hundred-foot paved section to help collect any mud that may have
attached to a vehicle's wheels.
(3) In general, access drives shall intersect public streets at
90° as site conditions permit; however, in no case shall access
drives intersect public streets at less than 70°. Said angle shall
be measured from the center line of the street to the center line
of the access drive.
G. Traffic impact. The applicant shall provide a traffic study prepared in accordance with Article IV of Chapter 235, Subdivision and Land Development.
H. Reclamation. The applicant shall demonstrate compliance with Section
7(c) of Pennsylvania Act No. 1984-219, as may be amended.[1] The applicant shall provide a detailed description of
the proposed use of the site, once reclamation has been completed,
including a description of any zoning and/or subdivision approvals
or remedies that would be necessary to accommodate the proposed use.
Finally, the applicant shall provide written notification to the Township
within 30 days, whenever a change in the reclamation plan is proposed
Editor's Note: See 52 P.S. § 3307(c).
I. Operation progress report. Within 90 days after commencement of surface
mining operations, and each year thereafter, the operator shall file
an operations and progress report with the Zoning Officer setting
(1) The name or number of the operation.
(2) The location of the operation with reference to the nearest
(3) A description of the tract or tracts, including a site plan
showing the location of all improvements, stockpile, quarry pits,
(4) The name and address of the landowner or his duly authorized
(5) An annual report of the type and quantity of mineral produced.
(6) The current status of the reclamation work performed in pursuance
of the approved reclamation plan.
(7) A maintenance report for the site that verifies that all required
fencing, berming and screening has been specifically inspected for
needed repairs and/or maintenance and that such needed repairs and/or
(8) Verification that the proposed use continues to comply with
all applicable state regulations. The operation shall furnish copies
of any approved permits and/or any notices of violation issued by
the PA DEP.
Mini storage/self-storage facilities are permitted as provided
A. Parking shall be provided by parking/driving aisles adjacent to the
buildings. These aisles shall be at least 26 feet wide when cubicles
open onto one side of the lane only, and at least 30 feet wide when
cubicles open onto both sides of the lane.
B. Required parking spaces may not be rented as, or used for, vehicular storage. However, additional external storage area may be provided for the storage of privately owned travel trailers and/or boats, so long as such external storage area shall be provided with buffering, landscaping and screening in accordance with Part 10 of this chapter, and is located behind the required minimum front setback line. This provision shall not be interpreted to permit the storage of partially dismantled, wrecked, or inoperative vehicles.
C. All storage shall be kept within an enclosed building except that
the storage of flammable, highly combustible, explosive or hazardous
chemicals shall be prohibited. Any fuel tanks and/or machinery or
other apparatuses relying upon such fuels shall be stored only in
an external storage area as described above.
D. An on-site manager shall be required to be on the site on a full-time
basis 40 hours/week and shall be responsible for maintaining the operation
of the facility in conformance with the conditions of approval and
all applicable ordinances. Any dwelling for a resident manager shall
comply with all of those requirements listed for dwellings within
the Suburban Residential Zoning Districts, and shall be entitled to
all residential accessory uses provided in this chapter.
E. Because of the danger from fire or explosion caused by the accumulation
of vapors from gasoline, diesel fuel, paint, paint remover, and other
flammable materials, the repair, construction, or reconstruction of
any boat, engine, motor vehicle, or furniture is prohibited.
F. Door openings for any mini storage/self-storage unit shall be constructed
and oriented away from any abutting property within the Residential
and Suburban Residential Zoning Districts or any existing, abutting
(1) Mini storage/self-storage facilities shall be used solely for
the dead storage of property. The following lists examples of uses
expressly prohibited upon the site:
(a) Auctions, commercial wholesale or retail sales, or garage sales.
(b) The servicing, repair, or fabrication of motor vehicles, boats,
trailers, lawn mowers, appliances, or other similar equipment.
(c) The operation of power tools, spray-painting equipment, table
saws, lathes, compressors, welding equipment, kilns, or other similar
(d) The establishment of a transfer and storage business.
(e) Any use that is noxious or offensive because of odors, dust,
noise, fumes, or vibrations.
(2) The applicant shall adequately demonstrate that all mini storage/self-storage
rental and/or use contracts shall specifically prohibit these uses.
Mobile home parks are permitted as provided in Part 4 subject
A. All mobile home parks shall be served by centralized water and centralized
B. Maximum density in a mobile home park shall be five units per acre.
C. All mobile home lots or areas shall contain at least 5,000 square
D. Each mobile home lot shall have a minimum front yard of 30 feet,
rear yard of 25 feet, and two side yards of 10 feet each. (These setbacks
shall also apply to the mobile home park office, service, utility,
or other buildings.)
E. Each mobile home shall be erected and connected to utilities according
to the most recent version of the West Manheim Township Building Code.[1]
F. Each mobile home shall be provided with a minimum of two paved parking
spaces containing at least 360 square feet of bituminous or concrete
surface, which shall be located on the mobile home lot. If on-street
parking is not provided, one additional off-street parking space per
unit shall be provided in a common visitor parking compound. Such
visitor parking lots shall be sized, arranged, and located so that
the spaces are within 300 feet walking distance to any unit served.
Access to all parking spaces shall be limited to interior roads of
the mobile home park; in no case shall access to such parking spaces
be provided from adjoining public roads.
G. Interior mobile home park roads with no on-street parking shall be designed and constructed in accordance with Article V of Chapter 235, Subdivision and Land Development. An additional width of 10 feet shall be provided for each lane of on-street parking.
H. Individual mobile homeowners may install accessory or storage sheds,
extensions and additions to mobile homes, and exterior patio areas.
Any such facilities so installed shall not intrude into any required
front, side, or rear yard, and, in every case, shall substantially
conform in style, quality, and color to the existing mobile homes.
I. There shall be a minimum of 25% of the gross acreage of the mobile
home park devoted to active and/or passive common recreational facilities.
Responsibility for maintenance of the recreational areas shall be
with the landowner and/or the operator. Should the landowner and/or
the operator neglect to maintain the designated recreational areas,
as depicted on the plan, the Township may then maintain said areas
and assess the landowner for any costs incurred.
J. All mobile home parks shall conform to Article VII, Mobile Home Parks, of Chapter 235, Subdivision and Land Development, and any other applicable West Manheim Township ordinances.[2]
Motels are permitted as provided in Part 4 subject to the following
B. All motels shall be set back 50 feet from any property line in the
C. Access shall be provided via an arterial or collector street as defined
in the West Manheim Township Comprehensive Plan.
Night clubs and taverns are permitted as provided in Part 4
B. No part of the subject property shall be located within 300 feet
of any existing principal structure within the Residential and Suburban
C. The applicant shall furnish expert evidence that the proposed use
will not be detrimental to the use of abutting properties due to hours
D. The applicant shall furnish expert evidence as to how the use will
be controlled so as to not constitute a nuisance due to noise or loitering
E. The applicant shall present qualified expert testimony to establish
with the normal operations of the nightclub and/or tavern, including
music, inaudible when outside the building in which the nightclub
and/or tavern is located.
Nursing, rest or retirement homes are permitted as provided
B. No more than seven occupants per acre shall be permitted, excluding
C. A minimum of 45% of the total tract area shall be designated and maintained as common open space in accordance with the requirements of § 270-74 of this chapter.
Offices are permitted as provided in Part 4 subject to the following
C. Access shall be restricted as follows:
(1) Entrance onto an arterial road shall be 100 feet from any intersecting
(2) Entrance onto collector and minor roads shall be 75 feet from
any intersecting right-of-way line.
(3) Multiple driveways accessing an arterial road shall have a minimum
center-line separation of 100 feet.
(4) Multiple driveways accessing a collector or minor road shall
have a minimum center-line separation of 75 feet.
D. Business activity shall not be conducted outside a building.
E. Loading facilities shall not be permitted in the area between the
building setback line and street right-of-way.
F. Operations shall not be permitted which constitute a danger or nuisance
Outdoor commercial recreation facilities are permitted as provided
A. A buffer yard of 50 feet shall be provided between the facility and the street right-of-way line. Level 2 screening shall be provided in accordance with Article XXV, Screening, of this chapter.
B. A buffer yard of 50 feet shall be provided between the facility and any abutting residential uses or zoning districts. Level 3 screening shall be provided in accordance with Article XXV, Screening, of this chapter.
C. The site and/or individual tracks shall be fenced to prevent unauthorized
entrance and accidental exit of vehicles.
D. The facility shall be operated only between the hours of 8:00 a.m.
Outdoor shooting ranges are permitted as provided in Part 5
B. The firing range, including the entire safety fan, shall be enclosed
with a six-foot-high, nonclimbable fence to prevent unauthorized entry
into the area. Range caution signs with eight-inch-tall, red letters
on a white background shall be posted at maximum fifty-foot intervals
around the range perimeter. Signs shall read "SHOOTING RANGE AREA,
KEEP OUT!"
C. The firing range shall also be provided with buffering, landscaping and screening in accordance with Part 10 of this chapter.
D. All surfaces located within the safety fan, including the backstop,
overhead baffles, berms and range floor, shall be free of hardened
surfaces, such as rocks or other ricochet-producing materials.
E. The applicant shall present credible evidence that the sound of shooting
to the nearest property containing an existing residential use does
not exceed the ambient noise level.
F. The range boundaries must be set back at least 500 feet from any
property line or street right-of-way line, and also located at least
1,000 yards from any land within the Residential and Suburban Residential
Zoning Districts. The range boundaries shall be determined as a one-hundred-fifty-yard
radius from each of the stands.
G. The facility shall be operated only between the hours of 9:00 a.m.
H. All operations shall be conducted in accordance with National Rifle
Personal service businesses are permitted as provided in Part
B. At least 5% of the lot on which the facility is situated must be
C. Business activity shall not be conducted outside a building.
Places of worship are permitted as provided in Parts 4 and 5
A. All places of worship with sanctuary seating capacity of 250 or more
persons shall front and have access to an arterial or collector road.
B. Minimum required side setbacks shall be 40 feet on both sides.
C. Place-of-worship-related residences:
(1) Residential uses accessory to, and located upon, the same lot
or abutting the lot containing a place of worship are permitted if
such residential uses are permitted in the zoning district within
which the place of worship is proposed.
(2) All residential uses shall be governed by the specific dimensional
criteria for other residential uses in the zoning district where the
site is located, except that any number of members associated with
the place of worship may share group quarters.[1]
D. Place-of-worship-related educational and/or day-care facilities.
(1) All education and/or day-care uses shall be accessory, and located
upon the same lot as the place of worship.
(2) If education and/or day care is offered below the college level, an outdoor play area shall be provided, at a rate of 65 square feet per individual enrolled. Off-street parking areas shall not be used as outdoor play areas. Outdoor play areas shall not be located within the front yard and screening and buffering shall be in compliance with Part 10 of this chapter, but vegetative materials located within the outdoor play areas shall be of a nonharmful type (plants that are not poisonous, thorny, allergenic, etc.). All outdoor play areas must provide a means of shade, such as a shade tree(s) or pavilion(s).
(3) Enrollment shall be defined as the largest number of students
and/or children under day-care supervision at any one time during
(4) Passenger "dropoff" and "pickup" areas shall be provided on
site and arranged so that the passengers do not have to cross traffic
lanes on or adjacent to the site.
E. Place-of-worship-related cemeteries.
(1) All burial plots or structures shall be located at least 25
feet from any property line, street right-of-way line and/or easement.
(2) Assurances must be provided that water supplies of surrounding
properties will not be contaminated by burial activity within the
proposed cemetery.
(3) No burial plots or facilities shall be permitted in the Floodplain
Apartment residential conversions are permitted as provided
A. The building must have been constructed prior to the effective date
B. Each dwelling unit within the building shall meet the minimum required habitable floor area for multifamily dwellings set forth in § 270-86 of this chapter.
C. The converted building shall comply with the requirements of the
most recent version of the West Manheim Township Building Code,[1] prior to the issuance of any occupancy and/or use certificates.
D. The applicant shall furnish evidence that an approved system of water
supply and sewage disposal will be utilized.
E. All floors above grade shall have direct means of escape to ground
F. The applicant shall obtain any required land development approvals.
Two-family residential conversions are permitted as provided
A. The structure must be a single-family detached dwelling that existed
B. At least one of the dwelling units shall be owner-occupied.
C. The applicant shall furnish evidence that an approved system of water
D. No extensions or modifications to the external appearance of the
building (except fire escapes) that would alter its residential character
Restaurants are permitted as provided in Part 4 subject to the
The applicant shall demonstrate that adequate water supply and
sewage disposal can be provided.
A. Where cafes are provided, exterior trash receptacles shall be provided
and routinely emptied so as to prevent the scattering of litter. The
applicant shall present and implement a plan for control and cleanup
B. Adequate provision for the collection and disposal of greases shall
by the West Manheim Township Comprehensive Plan.
Drive-through restaurants are permitted as provided in Part
A. The applicant shall demonstrate that adequate water supply and sewage
disposal can be provided.
B. Exterior trash receptacles shall be provided and routinely emptied
so as to prevent the scattering of litter. The applicant shall present
and implement a plan for control and cleanup of litter.
C. An exterior speaker/microphone system shall be oriented away from
and/or screened to prevent objectionable noise impact on abutting
D. All cafe seating shall be completely enclosed by a minimum three-foot-high fence and provided with landscaping in accordance with Article XXIV, Landscaping, of this chapter.
E. Each drive-through lane shall have minimum of 100 feet of on-site
stacking preceding the order location.
F. Adequate provision for the collection and disposal of greases shall
G. Access shall be provided via an arterial or collector street as defined
Fast-food restaurants are permitted as provided in Part 4 subject
E. Outdoor play areas shall be completely enclosed by a minimum six-foot-high
F. Any accessory drive-through lane shall have minimum of 200 feet of
on-site stacking preceding the order location.
G. Adequate provision for the collection and disposal of greases shall
H. Access shall be provided via an arterial or collector street as defined
Retail stores and shops are permitted as provided in Part 4
C. No outdoor stockpiling of trash is permitted. An area enclosed by
Riding stables are permitted as provided in Part 5 subject to
A. Minimum lot area shall be five acres.
B. Any structure used for the boarding of horses shall be in accordance
with the minimum building setbacks established in the underlying zoning
C. All stables shall be maintained so to minimize odors perceptible
at the property line.
D. All outdoor training, show, riding, boarding, running or pasture
areas shall be enclosed by a minimum four-foot-high fence, which is
located at least 25 feet from all property lines.
E. All parking lots and unimproved overflow parking areas shall be set
back at least 10 feet from abutting property lines. Unimproved overflow
parking areas shall also provide a fence delineating such occasional
parking facilities and preventing the parking and/or movement of vehicles
across abutting and adjacent properties.
waste disposal which shall be implemented.
Sawmills are permitted as provided in Parts 4 and 5 subject
A. All cutting, sawing, grinding, or other processing shall be conducted
within a completely enclosed building.
B. No materials shall be deposited or stored, and no building or structure
shall be located within 200 feet of any property line.
C. Any external area used for the unloading/loading, transfer, storage or deposition of material must be provided with buffering, landscaping and screening in accordance with Part 10 of this chapter.
D. All facilities shall provide sufficiently long stacking lanes into
the facility, so that vehicles waiting will not have to back up onto
E. All access drives shall be designed and located in accordance with Article V of Chapter 235, Subdivision and Land Development.
F. All access drives serving the site shall have a paved minimum thirty-two-foot
wide cartway for a distance of at least 200 feet from the intersecting
street right-of-way line. In addition, a fifty-foot-long gravel section
of access drive should be placed just beyond the preceding two-hundred-foot
paved section to help collect any mud that may have attached to a
vehicle's wheels. The owner and/or operator shall be responsible
for removing any mud from public roads caused by persons traveling
G. In general, access drives shall intersect public streets at 90°
as site conditions permit; however, in no case shall access drives
intersect public streets at less than 70°. Said angle shall be
measured from the center line of the street to the center line of
the access drive.
Commercial schools are permitted as provided in Part 4 subject
B. Any maintenance, repair, rebuilding, testing, or construction of
mechanical devices shall be conducted within a completely enclosed
C. All ventilation outlets shall be located at least 100 feet and shall
be oriented away from any abutting property within the Residential
D. All exterior storage and/or display areas must be provided with buffering, landscaping and screening in accordance with Part 10 of this chapter. All exterior storage/display areas must be set back at least 35 feet from adjoining street rights-of-way and must be covered in an all-weather, dust-free surface.
E. Except in the Commercial/Industrial Zoning District:
(1) No outdoor storage of parts, equipment, lubricants, fuel or
other materials used or discarded as part of the operation shall be
(2) The outdoor storage of inoperable vehicles, boats, machinery,
trucks, trailers, mobile homes and heavy equipment vehicles on the
Public and private schools are permitted as provided in Part
B. All off-street parking lots shall be set back 25 feet and provided with buffering, landscaping and screening in accordance with Part 10 of this chapter.
C. All buildings shall be set back at least 100 feet from any abutting
or existing residential use.
D. Passenger "dropoff" and "pickup" areas shall be provided on site
Vocational-mechanical trade schools are permitted as provided
D. All exterior storage and/or display areas must be provided with buffering, landscaping and screening in accordance with Part 10 of this chapter. All exterior storage/display areas much be set back at least 35 feet from adjoining street rights-of-way and must be covered in an all-weather, dust-free surface.
Shopping centers are permitted as provided in Part 4 subject
A. The subject property shall front on an arterial or collector road,
intersection of any street rights-of-way.
B. Minimum lot width shall be 200 feet.
C. Both centralized sewer and centralized water utilities shall be utilized.
D. Maximum lot coverage shall be 75%.
E. A traffic study shall be prepared in accordance with Article IV of Chapter 235, Subdivision and Land Development.
F. The shopping center shall be permitted to erect planned center signs in accordance with Part 8. At least 50% of the total sign area shall be devoted to advertisement of the shopping center's name. In addition, individual uses within the shopping center may have signs; however, such signs shall be flat wall, wall-projecting, or roof signs as described in Part 8 of this chapter.
Solid waste disposal and processing facilities are permitted
as provided in Part 4 subject to the following criteria:
A. Any processing of solid waste (including but not limited to incineration,
composting, shredding, compaction, material separation, refuse-derived
fuel, pyrolysis, etc.) shall be conducted within a completely enclosed
B. No refuse shall be deposited or stored, and no building or structure
shall be located, within 250 feet of any property line.
D. The applicant must demonstrate compliance (through a written statement)
and continue to comply with all applicable state and federal standards
E. All facilities shall provide sufficiently long stacking lanes into
F. All access drives shall be designed and located in accordance with Article V of Chapter 235, Subdivision and Land Development.
G. All access drives serving the site shall have a paved minimum thirty-two-foot-wide
cartway for a distance of at least 200 feet from the intersecting
H. In general, access drives shall intersect public streets at 90°
I. Access to the site shall be limited to those posted times when an
attendant is on duty. In order to protect against the indiscriminate
and unauthorized dumping, all areas of the site shall be protected
by locked barricades, fences, gates or other positive means designed
to deny access to the area at unauthorized times or locations.
J. Hazardous waste, as defined in the Code of Federal Regulations, Title
40, Chapter I, Part 261, or as amended, shall not be disposed of within
K. Litter control shall be exercised to prevent the scattering of wind-borne
debris, and a working plan for the cleanup of litter shall be submitted
L. The unloading, processing, transfer, and deposition of solid waste
shall be continuously supervised by a qualified facility operator.
M. Any waste that cannot be used in any disposal process, or material
that is to be recycled, shall be stored in leakproof and vector-proof
containers. Such containers shall be designed to prevent their being
carried by wind or water. These containers shall be stored within
a completely enclosed building.
N. All storage of solid waste shall be indoors in a manner that is leakproof
and vector-proof. During normal operation, no more solid waste shall
be stored on the property than is needed to keep the facility in constant
operation, but, in no event, for more than 72 hours.
O. A contingency plan for the disposal of solid waste during a facility
shutdown shall be submitted to the Township.
P. Leachate from the solid waste shall be disposed of in a manner in
compliance with any applicable state and federal laws or regulations.
If leachate is to be discharged to a municipal sewage facility, pretreatment
shall be required and appropriate permits shall be obtained from the
applicable agencies and authorities. In no event shall leachate be
disposed of in a storm sewer, to the ground, or in any other manner
inconsistent with the PA DEP regulations.
Q. All structures shall be set back at least a distance equal to their
height; however, in no case shall the setback be less than the minimum
building setback established by the underlying zoning district.
R. A water supply and sewer feasibility report shall be prepared in accordance with Article IV of Chapter 235, Subdivision and Land Development, to demonstrate that sufficient water resources are available to serve the proposal.
S. The applicant shall submit a traffic study prepared in accordance with Article IV of Chapter 235, Subdivision and Land Development.
T. A minimum fifty-foot wide buffer yard shall be located along all property lines and provided with Level 3 screening in accordance with Article XXV, Screening, of this chapter.
U. Any sanitary landfill must be owned and operated by a municipality
Veterinarian offices are permitted as provided in Parts 4 and
5 subject to the following criteria:
A. At least 5% of the lot on which the facility is situated must be
Warehousing and wholesale trade establishments are permitted
(1) The nature of the on-site activities and operations, the types
of materials stored, the frequency of distribution and restocking,
the duration period of storage of materials, and the methods for disposal
of any surplus or damaged materials. In addition, the applicant shall
furnish evidence that the disposal of materials will be accomplished
(2) The general scale of the operation, in terms of its market area,
specific floor space requirements for each activity, the total number
of employees on each shift and an overall needed site size.
(3) Any environmental impacts that are likely to be generated (e.g., odor, noise, smoke, dust, litter, glare, vibration, electrical disturbance, wastewater, stormwater, solid waste, etc.) and specific measures employed to mitigate or eliminate any negative impacts. The applicant shall further furnish evidence that the impacts generated by the proposed use fall within acceptable levels, as regulated by applicable laws and ordinance, including but not limited to those listed in § 270-87 of this chapter.
(4) The applicant shall submit a traffic study prepared in accordance with Article IV of Chapter 235, Subdivision and Land Development.
Wholesale sales, storage and auctions of automobiles, trucks,
buses, and other heavy equipment are permitted as provided in Part
A. The subject property shall front along and have vehicular access
to an arterial or collector road.
B. All exterior areas used for the storage of automobiles shall be completely enclosed by a minimum six-foot-high fence and provided with buffering, landscaping, screening in accordance with Part 10 of this chapter.
C. Access drives shall be governed by Article V of Chapter 235, Subdivision and Land Development, for a distance of 200 feet from the edge of the street right-of-way. Beyond this, all areas used for vehicle access or storage shall be governed by Part 9 of this chapter. However, all storage areas shall include a nonpaved all-weather, dust-free surface.
D. Vehicles may be stored in a stacked configuration, maximum six feet
high. However, no vehicles shall be located more than 100 feet from
a minimum twenty-foot-wide on-site access drive.
E. Neither part of the subject property shall be within 150 feet of
any residentially zoned land, nor shall it be within 1,000 feet of
another similar facility.
F. The applicant shall be required to provide sufficient off-street
parking and loading so as not to require such parking or loading on
or along any road, nor upon abutting property. If, at any time after
the opening of the facility, the Township determines that parking,
loading or traffic backups are occurring on adjoining roads, and such
are directly related to the lack of on-site facilities on the subject
property, the Township can require the applicant to revise and/or
provide additional on-site parking and/or loading space. In addition,
the Township may require an unimproved grassed overflow parking area
to be provided for peak use periods. Such overflow parking areas shall
be accessible only from the interior driveways of the permanent parking
lot. Overflow parking areas shall contain fencing to prevent vehicles
from crossing abutting and adjacent properties or directly accessing
G. The applicant shall furnish expert evidence that the proposed use
of operation, noise, light, litter, dust and pollution.
H. All service and/or repair activities shall be conducted within a
I. Any ventilation equipment outlets associated with the service/repair
the Residential and Suburban Residential Zoning Districts or any existing,
abutting residential use.
J. No outdoor storage of parts, equipment, lubricants, fuel or other
materials used or discarded, as part of the service or repair operation,
K. The demolition or junking of vehicles, trailers, boats and other
machinery is prohibited.
L. The applicant shall furnish evidence that the disposal of all materials
will be accomplished in a manner that complies with all applicable
M. Any outdoor public address system and lighting shall be designed
and arranged so as not to adversely affect abutting properties and
adjacent roads.
N. The applicant shall submit a traffic study prepared in accordance with Article IV of Chapter 235, Subdivision and Land Development.