Township of West Manheim, PA Article VII Commercial/Industrial District

§ 270-36 Purpose.

The purpose of this zoning district is to encourage and provide for a mix of commercial and industrial businesses and development in a harmonious and appropriate manner in order to contribute to the soundness of the economic base of the Township. This district establishes reasonable and coordinated performance standards regarding landscaping, buffering, open space, lighting, signage, joint access and traffic control devices. Any negative impacts such as air pollution, noise, glare, heat, vibration and fire and safety hazards on the adjacent residential community can be minimized and mitigated, thus helping maintain a high quality of life.

§ 270-37 Permitted uses.

Permitted uses are as follows:

A. Agricultural and forestry uses.

(1) Forestry (§ 270-135); and

(2) Greenhouse or horticultural nursery (§ 270-138); and

(3) Nature preserve and wildlife sanctuary.

B. Institutional uses.

(1) Club room, club grounds and meeting hall (§ 270-124);

(2) Hospital (§ 270-142);

(3) Nursing, rest or retirement homes (§ 270-156); and

(4) Place of worship (§ 270-161).

C. Public and semipublic uses.

(1) Emergency services;

(2) Essential services (§ 270-132);

(3) Government facility or use other than Township-owned;

(4) Municipal uses;

(5) School, private (§ 270-171);

(6) School, public (§ 270-171); and

(7) School, vocational-mechanical trade (§ 270-172).

D. Commercial uses.

(1) Animal hospital (§ 270-116);

(2) Automobile or gasoline service station (§ 270-117);

(3) Automobile, heavy equipment and similar motor vehicle repair/service (§ 270-118);

(4) Automobile, heavy equipment and similar motor vehicle sales;

(5) Automobile washing (car wash) (§ 270-119);

(6) Convenience store (§ 270-126);

(7) Day care, commercial (§ 270-127);

(8) Farm-related business (§ 270-133);

(9) Financial institution (§ 270-134);

(10) Funeral home (§ 270-136);

(11) Health and fitness club (§ 270-140);

(12) Hotel (§ 270-143);

(13) Indoor commercial recreation (§ 270-144);

(14) Indoor shooting range (§ 270-145);

(15) Kennel (§ 270-147);

(16) Medical or dental clinical facilities (§ 270-149);

(17) Motel (§ 270-154);

(18) Office (§ 270-157);

(19) Outdoor commercial recreation (§ 270-158);

(20) Parking lot;

(21) Personal service business (§ 270-160);

(22) Restaurant (§ 270-164);

(23) Restaurant, drive-in (§ 270-165);

(24) Restaurant, fast-food (§ 270-166);

(25) Retail store or shop (§ 270-167);

(26) School, commercial (§ 270-170);

(27) Theater;

(28) Veterinarian's office (§ 270-175);

(29) Wholesale sales (§ 270-177); and

(30) Non-tower WCF that do not substantially change the dimensions of the underlying wireless support structure (§ 270-125).

[Added 11-19-2019 by Ord. No. 3-2019]

E. Industrial uses.

(1) Light industrial uses, including the following:

(a) Manufacturing, assembling, converting, finishing, and processing activities of a light industrial nature, including:

[1] Agricultural, food and kindred products;

[2] Furniture and fixtures;

[3] Printing, publishing and allied industries;

[4] Pharmaceutical, medicinal, drug and biological products;

[5] Textile mill and apparel products;

[6] Professional, scientific and controlling instruments; photographic and optical goods;

[7] Canvas products made of purchased canvas;

[8] Fabricated metal products and metal working;

[9] Woodworking, cabinets and handicraft products;

[10] Electronics and small parts assembly;

[11] Mills and lumberyards;

[12] Machinery and equipment;

[13] Plastics molding;

[14] Tool and die;

(2) Mini storage/self-storage facility (§ 270-152);

(3) Outdoor storage;

(4) Sawmill (§ 270-169);

(5) Warehousing (§ 270-176); and

(6) Wholesale sale, storage, and auctions of automobiles, trucks, buses, and other heavy equipment (§ 270-177).

F. Accessory uses.

(1) Uses customarily incidental to the above permitted uses;

(2) Roadside stand (§ 270-105); and

(3) Alternative energy facilities (§ 270-107).

§ 270-38 Special exception uses.

Special exception uses are as follows:

A. Industrial uses.

(1) Heavy industrial uses including the following (§ 270-141):

(a) Manufacturing uses involving primary production of the following products from raw materials:

[1] Asphalt, cement, charcoal and fuel briquettes;

[2] Chemicals, aniline dyes, ammonia, carbide, caustic soda, cellulose, chlorine, carbon black and bone black, creosote, hydrogen and oxygen, industrial alcohol, nitrates (manufactured and natural of an explosive nature), potash, plastic materials and synthetic resins, pyroxylin, rayon, and hydrochloric, nitric, phosphoric, picric and sulfuric acids;

[3] Coal, coke, and tar products, including gas manufacturing;

[4] Explosives, fertilizers, gelatin, glue and animal size;

[5] Linoleum and oilcloth;

[6] Matches, paint, varnishes and turpentine;

[7] Rubber (natural or synthetic), soaps (including fat rendering);

[8] Starch; and

[9] Glass manufacturing.

(b) The following processes:

[1] Foundry;

[2] Reduction, refinishing;

[3] Smelting and alloying of metal or metal ores;

[4] Refining secondary aluminum; and

[5] Refining petroleum products, such as gasoline, kerosene, naphtha, lubricating oil, distillation of wood or bones.

§ 270-39 Conditional uses.

Conditional uses are as follows:

A. Commercial uses.

(1) Adult-related uses (§ 270-112);

(2) Airport/heliport (§ 270-115);

(3) Billboard (§ 270-120);

(4) Non-tower WCF that substantially changes the dimensions of the underlying wireless support structure (§ 270-125);

[Amended 11-19-2019 by Ord. No. 3-2019]

(5) Methadone treatment facility (§ 270-150);

(6) Nightclub (§ 270-155);

(7) Shopping center (§ 270-173);

(8) Tavern (§ 270-155); and

(9) Tower-based WCF outside the public rights-of-way (§ 270-125).

[Added 11-19-2019 by Ord. No. 3-2019]

B. Industrial uses.

(1) Junkyard (§ 270-146); and

(2) Solid waste disposal and/or processing facility (§ 270-174).

§ 270-40 Area regulations.

The following area regulations shall apply in this district:

All Uses
Dimensional Criteria	Both Utilities (Centralized Water and Centralized Sewer)	1 Utility (Centralized Water or Centralized Sewer)	No Utilities (No Centralized Water or Sewer)
Minimum lot area (square feet)	10,000	20,000	40,000
Minimum lot width (feet)	50	90	100
Front setback (feet)	50 arterial, 40 collector and local
Side setback (feet)	201
Rear setback (feet)	251
Maximum building height (stories/feet)	3.5 stories or 45 feet
Maximum lot coverage (percent)	75%

NOTE:
1	Thirty feet if abutting any property in the Residential and Suburban Residential Zoning Districts or existing residential use.

§ 270-41 General requirement for all uses.

A. Water and sewage facilities required. All principal, nonagricultural and nonforestry uses or developments within this zoning district shall be served where facilities exist by centralized water and centralized sewer; all other uses and developments shall be in accordance with Parts 7 and 11 of this chapter.

[Amended 8-16-2016 by Ord. No. 5-2016]

B. Zoning overlay districts. If located within or affected by the following zoning overlay districts, development or uses shall meet the requirements of Part 6 of this chapter in accordance with:

(1) Article X, Natural Features Overlay District; and

(2) Article XI, Floodplain Protection Overlay District.

(3) Article XIII, Historic Preservation Overlay District.

C. Standards for uses. In addition to other applicable sections of Part 7, Standards for Uses, all development or uses permitted within this zoning district shall also comply with:

(1) Article XV, Accessory Buildings and Uses;

(2) Article XVII, Specific Use Standards;

(3) Part 8, Signs;

(4) Part 9, Off-Street Parking and Loading;

(a) Article XXII, Driveways and Access Drives; and

(5) Part 10, Buffering, Landscaping, Screening and Lighting.