Township of West Manheim, PA
York County
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Table of Contents
Table of Contents

§ 270-42 Purpose.

The purpose of this zoning district is to protect and stabilize general agriculture as an ongoing economic activity in the West Manheim Township area by encouraging those land uses and activities which are agricultural in nature or act in direct support thereof. This district also seeks to discourage development from occurring on productive farmlands, including those designated as "prime" and those which are conducive to high crop yields. Also, this zoning district protects agriculture from incompatible uses that may also interfere with normal and customary agricultural practices within that zoning district. The Farming Zoning District also minimizes the amount of land consumed for nonagricultural purposes by encouraging nonagricultural development to occur on small parcels. The zoning district provides for the continuation of agribusiness operations within West Manheim Township by requiring design standards for agribusiness operations and by requiring setbacks between agribusiness and residential uses. Finally, this zoning district seeks to retain the core area of farmland in West Manheim Township that strongly contributes to the rural character of the Township.

§ 270-43 Permitted uses.

Permitted uses are as follows:
A. 
Agricultural and forestry uses.
(1) 
Agriculture (§ 270-114);
(2) 
Forestry (§ 270-135);
(3) 
Greenhouse or horticultural nursery (§ 270-138);
(4) 
Nature preserve and wildlife sanctuary; and
(5) 
Riding school (§ 270-168).
B. 
Residential uses.
(1) 
Single-family detached dwelling; and
(2) 
Group home (§ 270-139).
C. 
Public and semipublic uses.
(1) 
Essential services (§ 270-132); and
(2) 
Municipal uses.
D. 
Commercial uses.
(1) 
Farm-related business (§ 270-133);
(2) 
Kennel (§ 270-147); and
(3) 
Veterinarian's office (§ 270-175).
E. 
Institutional uses.
(1) 
Club room, club ground and meeting hall (§ 270-124).
F. 
Accessory and temporary uses.
(1) 
Uses customarily incidental to the above permitted uses;
(2) 
Day care, accessory;
(3) 
Domestic pets;
(4) 
Garage, private;
(5) 
No-impact home occupation (definition in § 270-13);
[Amended 10-2-2014 by Ord. No. 1-2014]
(6) 
Noncommercial keeping of livestock (§ 270-103);
(7) 
Roadside stand (§ 270-105);
(8) 
Swimming pool, household or private (§ 270-94); and
(9) 
Alternative energy facilities (§ 270-107).

§ 270-44 Special exception uses.

Special exception uses are as follows:
A. 
Institutional uses.
(1) 
Place of worship (§ 270-161).
B. 
Public and semipublic uses.
(1) 
Emergency service use.
C. 
Commercial uses.
(1) 
Animal hospital (§ 270-116); and
(2) 
Campground (§ 270-122).
D. 
Accessory uses.
(1) 
Bed-and-breakfast inn (§ 270-99);
(2) 
Day care, family (§ 270-100);
(3) 
Farm occupation (§ 270-101);
(4) 
Home occupation (§ 270-102); and
(5) 
Rural occupation (§ 270-106).

§ 270-45 Conditional uses.

Conditional uses are as follows:
A. 
Institutional uses.
(1) 
Cemetery (§ 270-123).
B. 
Agricultural and forestry uses.
(1) 
Agribusiness (§ 270-113).
C. 
Commercial uses.
(1) 
Airports/heliports (§ 270-115);
(2) 
Communications antenna, tower, and equipment building (§ 270-125); and
(3) 
Golf course (§ 270-137).
D. 
Industrial uses.
(1) 
Mineral extraction or recovery operation (§ 270-151); and
(2) 
Sawmill (§ 270-169).
E. 
Accessory and temporary uses.
(1) 
Airstrip/helipad (§ 270-98); and
(2) 
ECHO housing (§ 270-109A).

§ 270-46 Area regulations.

The following area regulations shall apply in this district:
Dimensional Criteria
All Uses
Minimum lot area (acre)
1
Maximum lot area (acres)
21,2 and 3
Minimum lot width (feet)
200
Front setback (feet)
40
Side setback (feet)
30
Rear setback (feet)
40
Maximum building height (stories/feet)
2.5 stories or 35 feet
Maximum lot coverage (percent)
20%
NOTES:
1
Where more than two acres are needed to meet the driveway, on-site sewer, or water systems requirements, the Township may waive this requirement, provided that the minimum additional area is used to meet the requirements of such on-site systems.
2
The creation of lots larger than the maximum lot size for any principal nonagricultural and nonforestry use provided in §§ 270-43, 270-44 and 270-45 may be permitted if additional development allotments remaining from the parent parcel existing on July 12, 2005, are used to create such an "oversized" lot. One allotment shall be used for each two acres or part thereof by which the lot exceeds the maximum lot size of two acres.
3
The creation of lots containing 10 to 20 acres for any principal use provided in §§ 270-43, 270-44 and 270-45 shall be permitted in accordance with § 270-47A(1). One allotment shall be used for each lot created containing 10 to 20 acres. Each lot created under this provision shall be restricted from future development in accordance with § 270-47C.

§ 270-47 General requirements for all uses.

A. 
All uses. All uses listed as either principal or accessory and permitted either by right, by special exception or by conditional use within this article, and erected or established after July 12, 2005, shall comply with the following requirements, unless otherwise required by this Part 5:
(1) 
Development allotment. Existing properties shall be permitted the following number of lots, upon which may be erected either principal or accessory uses permitted either by right, by special exception or by conditional use meeting the standards of this article. The number of lots allocated to a property shall be based on the property size at the effective date of this article excluding existing uses, lands already placed under a conservation easement, or similar such restriction, and in accordance with the table below.
Parent Tract
(acres)
Number of Lots That May Be Subdivided From Parent Tract
0 to 4.99
1
5 to 14.99
2
15 to 29.99
3
30 to 59.99
4
60 to 89.99
5
90 to 119.99
6
120 to 149.99
7
150 or more
7, plus 1 lot for every 25 acres over 150 acres
(2) 
Lot add-ons. Lot add-ons in which no new lots are created shall not be counted against the number of lots permitted to be created in the schedule in Subsection A(1). Lot add-ons shall not increase the allowable development rights for the receiving parcel.
(3) 
Unused development allotment. Any subdivision or land development plan hereafter filed for a tract of land in the Farming Zoning District shall specify the number of development rights remaining with the residual tract.
B. 
Locational criteria. All applications for subdivision or land development shall be accompanied by the following information. The following information is required to allow the Township to ensure that the highest quality farmland is protected, and to ensure that new development affects agricultural operations to the minimum extent feasible.
(1) 
The size, shape, and dimensions of the property and the size and location of all existing buildings.
(2) 
All lots previously approved in accordance with this article.
(3) 
Land under active cultivation, land used as pasture, and forested land or land within woodlots.
(4) 
Soil information for the property, including soil series and soil capability class, subclass, and unit, as classified within the Soil Survey of York County, Pennsylvania and Agricultural Handbook 210 of the United States Department of Agriculture Soil Conservation Service (now Natural Resources Conservation Service).
(5) 
The size, shape, dimension, location, and use of all proposed lots. The developer shall demonstrate that the following location and design considerations have been fully addressed:
(a) 
All uses or lots shall be established on nonprime farmland (Soil Capability Classes IV to VIII), when such land is available, or on lands which cannot feasibly be farmed, due to existing features of the site such as rock outcroppings or heavily wooded areas, or due to the fact that the size and/or shape of an area suitable for farming is insufficient to permit the efficient use of farm machinery.
(b) 
Where a property is comprised entirely of prime farmland (Soil Capability Classes I, II, and III), the least suitable land, as defined by the soils survey and Natural Features Overlay Districts will be reviewed and approved by the Board of Supervisors, and shall be utilized for the development.
(c) 
Where all nonprime farmland areas have been shown by the developer to be unsuitable for development because of slope, drainage, flooding, sewage disposal, or other characteristics, the least suitable remaining farmland shall be utilized for development.
(d) 
Lots and uses shall be grouped, where possible, adjacent to other similar lots and uses, both within the subject property and in consideration of adjacent properties, to avoid a scattering of development.
(e) 
Wherever feasible, lots shall be located such that disturbance to existing hedgerows, orchards, and other significant vegetation is minimized.
C. 
Application for development and restriction from further development. The application for the last lot or use permitted to be subdivided from or developed on a property shall be accompanied by a proposed deed for the residual farmland or property. The creation of lots containing 10 acres to 20 acres, in accordance with § 270-46, shall also be accompanied by a proposed deed. The proposed deed shall contain a restriction to identify that all subdivision and development allotments have been used and that no further subdivision, development, or establishment of additional principal uses shall be permitted. Said restrictive deed shall be recorded within 30 days of subdivision approval for the last allowable lot or use. Said deed restriction shall be recorded when the applicant records the subdivision plan approved by the Township. Failure to record said deed, subsequent removal of the deed restriction, or subsequent subdivision or establishment of additional uses or lots shall constitute a violation of this section. The applicant shall provide the Zoning Officer a copy of the Recorder's certificate within 10 working days after the deed is recorded.
D. 
Water and sewage facilities required. Unless otherwise specified, all principal, nonagricultural and nonforestry uses or developments within this zoning district shall not be required to connect to centralized water and centralized sewer. For those uses and developments not required to be provided with centralized water and centralized sewer, adequate on-lot well and on-lot sewage disposal facilities in accordance with Part 7 of this chapter, Article V of Chapter 235, Subdivision and Land Development, and the PA DEP shall be provided.
E. 
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.
F. 
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;
(5) 
Part 10, Buffering, Landscaping, Screening and Lighting.

§ 270-48 Additional use standards.

Agricultural nuisance disclaimer. All lands within or abutting the Farming Zone are located within an area where land is used for agricultural production. Owners, residents, and other users of this property may be subjected to inconvenience, discomfort, and the possibility of injury to property and health arising from normal and accepted agricultural practices and operations, including but not limited to noise, odors, dust, the operation of machinery of any kind, including aircraft, the storage and disposal of manure, the application of fertilizers, soil amendments, herbicides, and pesticides. Owners, occupants, and users of this property should be prepared to accept such inconveniences, discomfort, and possibility of injury from normal agricultural operations, and are hereby put on official notice that Section 4 of Pennsylvania Act 133 of 1982, the Right to Farm Law,[1] may bar them from obtaining a legal judgment against such normal agricultural operations.
[1]
Editor's Note: See 3 P.S. § 954.

§ 270-49 Purpose.

The purpose of this zoning district is to recognize areas of the Township that have rural resources, such as rural occupations, agriculture and timbering, and encourage development that is compatible with the natural environment and rural character of the Township. Public water and public sewerage have not been extended into these areas and there is no pending need to extend the utilities. This zoning district is considered an integral component of the Township's growth management plan. This zoning district provides an opportunity for focusing residential development on larger lot sizes than those witnessed within the designated growth area. Larger lot sizes are necessary due to the generally poor underlying geological and soil formations as provided in the Township Comprehensive Plan and Act 537 Plan.

§ 270-50 Permitted uses.

Permitted uses are as follows:
A. 
Agricultural and forestry uses.
(1) 
Agriculture (§ 270-114);
(2) 
Forestry (§ 270-135);
(3) 
Greenhouse or horticultural nursery (§ 270-138);
(4) 
Nature preserve and wildlife sanctuary; and
(5) 
Riding school (§ 270-168).
B. 
Residential uses.
(1) 
Age-restricted community;
(2) 
Group home (§ 270-139); and
(3) 
Single-family detached dwelling.
C. 
Institutional uses.
(1) 
Cemetery (§ 270-123); and
(2) 
Club room, club grounds and meeting hall (§ 270-124).
D. 
Public and semipublic uses.
(1) 
Essential services (§ 270-132);
(2) 
Municipal uses; and
(3) 
School, vocational mechanical trade (§ 270-172).
E. 
Commercial uses.
(1) 
Campground (§ 270-122);
(2) 
Farm-related business (§ 270-133);
(3) 
Kennel (§ 270-147); and
(4) 
Veterinarian's office (§ 270-175).
F. 
Accessory and temporary uses.
(1) 
Uses customarily incidental to the above permitted uses;
(2) 
Day care, accessory;
(3) 
Domestic pets;
(4) 
Garage, private;
(5) 
No-impact home occupation (definition in § 270-13);
[Amended 10-2-2014 by Ord. No. 1-2014]
(6) 
Noncommercial keeping of livestock (§ 270-103);
(7) 
Roadside stand (§ 270-105);
(8) 
Swimming pool, household or private (§ 270-94); and
(9) 
Alternative energy facilities (§ 270-107).

§ 270-51 Special exception uses.

Special exception uses are as follows:
A. 
Institutional uses.
(1) 
Place of worship (§ 270-161).
B. 
Public and semipublic uses.
(1) 
Emergency services.
C. 
Commercial uses.
(1) 
Animal hospital (§ 270-116).
D. 
Industrial uses.
(1) 
Mineral extraction or recovery operations (§ 270-151).
E. 
Accessory and temporary uses.
(1) 
Bed-and-breakfast inn (§ 270-99);
(2) 
Day care, family (§ 270-100);
(3) 
Farm occupation (§ 270-101);
(4) 
Home occupation (§ 270-102); and
(5) 
Rural occupation (§ 270-106).

§ 270-52 Conditional uses.

Conditional uses are as follows:
A. 
Agricultural and forestry uses.
(1) 
Agribusiness (§ 270-113).
B. 
Commercial uses.
(1) 
Communications antenna tower and equipment building (§ 270-125);
(2) 
Golf course (§ 270-137); and
(3) 
Outdoor shooting range (§ 270-159).
C. 
Industrial uses.
(1) 
Sawmill (§ 270-169).
D. 
Accessory uses.
(1) 
ECHO housing (§ 270-109A).

§ 270-53 Area regulations.

The following area regulations shall apply in this district:
Dimensional Criteria
All Uses
Minimum lot area (square feet)
87,120
Minimum lot width (feet)
150
Front setback (feet)
40
Side setback (feet)
30
Rear setback (feet)
40
Maximum building height (stories/feet)
2.5 stories or 35 feet
Maximum lot coverage (percent)
10%

§ 270-54 General requirements for all uses.

A. 
Water and sewage facilities required. Unless otherwise specified, all principal, nonagricultural and nonforestry uses or developments within this zoning district shall not be required to connect to centralized water and centralized sewer. For those uses and developments not required to be provided with centralized water and centralized sewer, adequate on-lot well and on-lot sewage disposal facilities in accordance with Part 7 of this chapter and the PA DEP shall be provided.
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;
(2) 
Article XI, Floodplain Protection Overlay District;
(3) 
Article XII, Conservation Subdivision Overlay District (residential development only); and
(4) 
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;
(5) 
Part 10, Buffering, Landscaping, Screening and Lighting.

§ 270-55 Additional use standards.

A. 
Agricultural nuisance disclaimer. All lands within or abutting the Farming Zone are located within an area where land is used for agricultural production. Owners, residents, and other users of this property may be subjected to inconvenience, discomfort, and the possibility of injury to property and health arising from normal and accepted agricultural practices and operations, including but not limited to noise, odors, dust, the operation of machinery of any kind, including aircraft, the storage and disposal of manure, the application of fertilizers, soil amendments, herbicides, and pesticides. Owners, occupants, and users of this property should be prepared to accept such inconveniences, discomfort, and possibility of injury from normal agricultural operations, and are hereby put on official notice that Section 4 of Pennsylvania Act 133 of 1982, the Right to Farm Law,[1] may bar them from obtaining a legal judgment against such normal agricultural operations.
[1]
Editor's Note: See 3 P.S. § 954.