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

§ 270-111 Standards for uses.

§ 270-112 Adult-related uses.

§ 270-113 Agribusiness.

§ 270-114 Agriculture.

§ 270-115 Airports/heliports.

§ 270-116 Animal hospitals.

§ 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 Billboards.

§ 270-121 Business and/or industry park.

§ 270-122 Campgrounds.

§ 270-123 Cemeteries.

§ 270-124 Club room, club grounds and meeting hall.

§ 270-125 Communications antenna, tower and equipment building.

§ 270-126 Convenience store.

§ 270-127 Commercial day-care facilities.

§ 270-128 Multifamily dwelling.

§ 270-129 Single-family attached dwelling.

§ 270-130 Single-family semidetached dwelling.

§ 270-131 Two-family dwelling.

§ 270-132 Essential services.

§ 270-133 Farm-related business.

§ 270-134 Financial institution.

§ 270-135 Forestry.

§ 270-136 Funeral homes.

§ 270-137 Golf courses.

§ 270-138 Greenhouses and nurseries.

§ 270-139 Group homes.

§ 270-140 Health and fitness clubs.

§ 270-141 Heavy industrial uses.

§ 270-142 Hospitals.

§ 270-143 Hotel.

§ 270-144 Indoor commercial recreation.

§ 270-145 Indoor shooting range.

§ 270-146 Junkyards.

§ 270-147 Kennels.

§ 270-148 Life-care communities.

§ 270-149 Medical or dental clinic.

§ 270-150 Methadone treatment facility.

§ 270-151 Mineral extraction or recovery operations.

§ 270-152 Mini storage/self-storage facilities.

§ 270-153 Mobile home parks.

§ 270-154 Motel.

§ 270-155 Nightclubs and taverns.

§ 270-156 Nursing, rest or retirement homes.

§ 270-157 Office.

§ 270-158 Outdoor commercial recreation facilities.

§ 270-159 Outdoor shooting ranges.

§ 270-160 Personal service business.

§ 270-161 Places of worship.

§ 270-162 Apartment residential conversion.

§ 270-163 Two-family residential conversion.

§ 270-164 Restaurants.

§ 270-165 Drive-in restaurants.

§ 270-166 Fast-food restaurants.

§ 270-167 Retail stores and shops.

§ 270-168 Riding schools.

§ 270-169 Sawmills.

§ 270-170 Commercial schools.

§ 270-171 Private and public schools.

§ 270-172 Vocational-mechanical trade schools.

§ 270-173 Shopping centers.

§ 270-174 Solid waste disposal, processing and transfer facilities.

§ 270-175 Veterinarian's office.

§ 270-176 Warehousing and wholesale trade establishments.

§ 270-177 Wholesale sales, storage and auctions of motor vehicles and heavy equipment.

§ 270-111 Standards for uses.

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.

§ 270-112 Adult-related uses.

Adult-related uses are permitted as provided in Part 4, subject to the following criteria:
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 residential use.
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 uses:
(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 entry.
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.

§ 270-113 Agribusiness.

Agribusiness uses are permitted as provided in Part 5, subject to the following criteria:
A. 
The development of new agribusiness operations, or the expansion of existing agribusiness operations, shall be subject to the following conditions:
(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 by this section.
(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 lines.
(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]
[1]
Editor's Note: See 3 Pa.C.S.A. § 501 et seq.
[2]
Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I).
(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.

§ 270-114 Agriculture.

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 District;
(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.

§ 270-115 Airports/heliports. [1]

Airports/heliports are permitted as provided in Parts 4 and 5, subject to the following criteria:
A. 
Minimum lot area shall be 10 acres.
B. 
All facilities shall be designed and operated in strict compliance with all applicable state and federal laws and regulations.
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.
[1]
Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I).

§ 270-116 Animal hospitals.

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 feet from all property lines.
E. 
The applicant shall furnish evidence of effective means of animal and veterinary waste collection and disposal that shall be implemented.

§ 270-117 Automobile or gasoline service stations.

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 regulations.

§ 270-118 Automobile, heavy equipment and similar motor vehicle repair/service.

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 in Part 4, subject to the following criteria:
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 shall be permitted.
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 the Residential and Suburban Residential Zoning Districts or any existing 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.

§ 270-119 Automobile washing (car washes).

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.

§ 270-120 Billboards.

Billboards are permitted as provided in Part 4 subject to the following criteria:
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 property lines.
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.

§ 270-121 Business and/or industry park.

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.
(5) 
Emergency services.
(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 building size.
(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.

§ 270-122 Campgrounds.

Campgrounds are permitted as provided in Part 5 subject to the following criteria:
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 right-of-way line.
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 zoned properties.
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 lines.
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.

§ 270-123 Cemeteries.

Cemeteries are permitted as provided in Parts 4 and 5 subject to the following criteria:
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.

§ 270-124 Club room, club grounds and meeting hall.

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.

§ 270-125 Communications antenna, tower and equipment building.

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 efficient operation of the system.
(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 Commission (FCC).
(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 equipment.
(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 parking spaces.
B. 
The maximum size of an equipment shelter shall not be larger than 500 square feet.

§ 270-126 Convenience store.

Convenience stores are permitted as provided in Part 4 subject to the following criteria:
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 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.
D. 
All structures shall be set back at least 30 feet from any street right-of-way line.
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.

§ 270-127 Commercial day-care facilities.

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 period.
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.

§ 270-128 Multifamily dwelling.

Multifamily dwellings are permitted as provided in Part 4 subject to the following criteria:
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 water systems.
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.

§ 270-129 Single-family attached dwelling.

[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 water systems.
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:
(1) 
A minimum yard space of 40 feet is required between end walls and front or rear faces of buildings.
F. 
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 required open space shall provide access for all units to the yard space provided for each unit.
G. 
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.

§ 270-130 Single-family semidetached dwelling.

[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 and front or rear faces of buildings.
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 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.

§ 270-131 Two-family dwelling.

[Added 4-20-2010 by Ord. No. 2-2010]
Two-family 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.
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. 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 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.

§ 270-132 Essential services.

Essential service buildings and/or structures are permitted as provided in Parts 4 and 5 subject to the following criteria:
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 the facility is located.
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.

§ 270-133 Farm-related business.

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).

§ 270-134 Financial institution.

Financial institutions are permitted as provided in Part 4 subject to the following criteria:
A. 
Centralized sewer and centralized water utilities shall be utilized.
B. 
At least 10% of the lot on which the facility is situated must be devoted to natural landscaping.
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 machine.
F. 
Sufficient stacking lanes shall be provided associated with drive-through windows to prevent vehicle backups on adjoining roads.

§ 270-135 Forestry.

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 information:
(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 problems.
(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, the following:
(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 Code.

§ 270-136 Funeral homes.

Funeral homes are permitted as provided in Part 4 subject to the following criteria:
A. 
Centralized sewer and centralized water utilities shall be utilized.
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.

§ 270-137 Golf courses.

Golf courses are permitted as provided in Parts 4 and 5 subject to the following criteria:
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 location.
(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 standards.
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 facilities.
(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 20 persons.
(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, including:
(a) 
Driving range, provided the applicant shall furnish expert evidence that all lighting has been arranged to prevent glare on adjoining properties.
(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 pits.
(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 yards.
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.

§ 270-138 Greenhouses and nurseries.

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.

§ 270-139 Group homes.

Group homes are permitted as provided in Parts 4 and 5, subject to the following criteria:
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 shall be permitted.
C. 
All floors above grade shall have direct means of escape to ground level.
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.

§ 270-140 Health and fitness clubs.

Health and fitness clubs are permitted as provided in Part 4 subject to the following criteria:
A. 
Centralized sewer and centralized water utilities shall be utilized.
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 lines.
C. 
Any accessory eating or retail use shall not be directly accessible without passing through the main clubhouse building.

§ 270-141 Heavy industrial uses.

Heavy industrial uses are permitted as provided in Part 4 subject to the following criteria:
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.

§ 270-142 Hospitals.

Hospitals are permitted as provided in Part 4 subject to the following criteria:
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 in place.
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 use.
F. 
The applicant shall demonstrate proof of an approved means of disposal of all solid, medical, and hazardous wastes.
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.

§ 270-143 Hotel.

Hotels are permitted as provided in Part 4 subject to the following criteria:
A. 
Centralized sewer and centralized water utilities shall be utilized.
B. 
All hotels shall be set back 50 feet from any property line in the Residential and Suburban Residential Zoning Districts or any existing residential use.
C. 
Access shall be via an arterial or collector street as defined in the West Manheim Township Comprehensive Plan.

§ 270-144 Indoor commercial recreation.

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.

§ 270-145 Indoor shooting range.

Indoor shooting ranges are permitted as provided in Part 4 subject to the following criteria:
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.
B. 
The applicant shall present qualified expert testimony to establish 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 Association guidelines.

§ 270-146 Junkyards.

Junkyards are permitted as provided in Part 4 subject to the following criteria:
A. 
Minimum lot area shall be two acres.
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 other vectors.
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.

§ 270-147 Kennels.

Kennels are permitted as provided in Parts 4 and 5 subject to the following criteria:
A. 
Minimum lot area shall be two acres.
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 manner to prevent sound and odor from traveling outside, such as solid-core doors, sound-absorbent ceilings and forced-air ventilation.
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]

§ 270-148 Life-care communities.

Life-care communities are permitted as provided in Part 4 subject to the following criteria:
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 facilities.
(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.
E. 
A minimum of 30% of the total tract area shall be designated and maintained as common open space.
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.

§ 270-149 Medical or dental clinic.

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 specific conditions:
(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.

§ 270-150 Methadone treatment facility.

Methadone treatment facilities are permitted as provided in Part 4 subject to the following criteria:
A. 
Centralized water and centralized sewer shall be used.
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 May 15, 1999.

§ 270-151 Mineral extraction or recovery operations.

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 the Township.
(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 at all times.
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 include the following:
(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 Residential Use
(feet)
Existing Non-residential Building
(feet)
Residentially Zoned District
(feet)
Adjoining Road
(feet)
Public/ Nonprofit Park
(feet)
Cemetery or Stream Bank
(feet)
Abutting Property
(feet)
Stockpiles or spoil piles
300
300
1,000
100
300
100
100
Mineral processing equipment (e.g., rushers, sorters, conveyors, dryers, etc.)
300
300
1,000
100
300
100
100
Quarry pit
300
300
1,000
100
300
100
100
On-site access roads and off-street parking, loading and vehicle storage and weighing facilities
300
300
500
100
300
100
100
Other operational equipment, structures and/or improvements
300
300
500
100
300
100
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 to the PA DEP.
[1]
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 forth all of the following:
(1) 
The name or number of the operation.
(2) 
The location of the operation with reference to the nearest public road.
(3) 
A description of the tract or tracts, including a site plan showing the location of all improvements, stockpile, quarry pits, etc.
(4) 
The name and address of the landowner or his duly authorized representative.
(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 maintenance has been performed.
(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.

§ 270-152 Mini storage/self-storage facilities.

Mini storage/self-storage facilities are permitted as provided in Part 4 subject to the following criteria:
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 residential use.
G. 
Prohibited uses.
(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 equipment.
(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.

§ 270-153 Mobile home parks.

Mobile home parks are permitted as provided in Part 4 subject to the following criteria:
A. 
All mobile home parks shall be served by centralized water and centralized sewer utilities.
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 feet.
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]
[1]
Editor's Note: See also Ch. 110, Construction Codes, Uniform.
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]
[2]
Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I).

§ 270-154 Motel.

Motels are permitted as provided in Part 4 subject to the following criteria:
A. 
Centralized sewer and centralized water utilities shall be utilized.
B. 
All motels shall be set back 50 feet from any property line in the Residential and Suburban Residential Zoning Districts or any existing residential use.
C. 
Access shall be provided via an arterial or collector street as defined in the West Manheim Township Comprehensive Plan.

§ 270-155 Nightclubs and taverns.

Night clubs and taverns are permitted as provided in Part 4 subject to the following criteria:
A. 
Centralized water and centralized sewer shall be used.
B. 
No part of the subject property shall be located within 300 feet of any existing principal structure within the Residential and Suburban Residential Zoning Districts or existing residential use.
C. 
The applicant shall furnish expert evidence that the proposed use will not be detrimental to the use of abutting properties due to hours of operation.
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 outside the building.
E. 
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 nightclub and/or tavern, including music, inaudible when outside the building in which the nightclub and/or tavern is located.

§ 270-156 Nursing, rest or retirement homes.

Nursing, rest or retirement homes are permitted as provided in Part 4 subject to the following criteria:
A. 
Centralized water and centralized sewer shall be used.
B. 
No more than seven occupants per acre shall be permitted, excluding the staff of the facility.
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.

§ 270-157 Office.

Offices are permitted as provided in Part 4 subject to the following criteria:
A. 
Centralized sewer and centralized water utilities shall be utilized.
B. 
At least 10% of the lot on which the facility is situated must be devoted to natural landscaping.
C. 
Access shall be restricted as follows:
(1) 
Entrance onto an arterial road shall be 100 feet from any intersecting right-of-way line.
(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 to the community.

§ 270-158 Outdoor commercial recreation facilities.

Outdoor commercial recreation facilities are permitted as provided in Parts 4 and 5 subject to the following criteria:
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. and 11:00 p.m.

§ 270-159 Outdoor shooting ranges.

Outdoor shooting ranges are permitted as provided in Part 5 subject to the following criteria:
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.
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. and 6:00 p.m.
H. 
All operations shall be conducted in accordance with National Rifle Association guidelines.

§ 270-160 Personal service business.

Personal service businesses are permitted as provided in Part 4 subject to the following criteria:
A. 
Centralized sewer and centralized water utilities shall be utilized.
B. 
At least 5% of the lot on which the facility is situated must be devoted to natural landscaping.
C. 
Business activity shall not be conducted outside a building.

§ 270-161 Places of worship.

Places of worship are permitted as provided in Parts 4 and 5 subject to the following criteria:
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]
[1]
Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I).
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 a seven-day period.
(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 Protection Overlay.

§ 270-162 Apartment residential conversion.

Apartment residential conversions are permitted as provided in Part 4, subject to the following criteria:
A. 
The building must have been constructed prior to the effective date of this chapter.
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.
[1]
Editor's Note: See also Ch. 110, Construction Codes, Uniform.
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 level.
F. 
The applicant shall obtain any required land development approvals.

§ 270-163 Two-family residential conversion.

Two-family residential conversions are permitted as provided in Part 4, subject to the following criteria:
A. 
The structure must be a single-family detached dwelling that existed on the effective date of this chapter.
B. 
At least one of the dwelling units shall be owner-occupied.
C. 
The applicant shall furnish evidence that an approved system of water supply and sewage disposal will be utilized.
D. 
No extensions or modifications to the external appearance of the building (except fire escapes) that would alter its residential character shall be permitted.
E. 
All floors above grade shall have direct means of escape to ground level.
F. 
The applicant shall obtain any required land development approvals.

§ 270-164 Restaurants.

Restaurants are permitted as provided in Part 4 subject to the following criteria:
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 of litter.
B. 
Adequate provision for the collection and disposal of greases shall be demonstrated.
C. 
Access shall be provided via an arterial or collector street as defined by the West Manheim Township Comprehensive Plan.

§ 270-165 Drive-in restaurants.

Drive-through restaurants are permitted as provided in Part 4 subject to the following criteria:
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 properties.
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 be demonstrated.
G. 
Access shall be provided via an arterial or collector street as defined by the West Manheim Township Comprehensive Plan.

§ 270-166 Fast-food restaurants.

Fast-food restaurants are permitted as provided in Part 4 subject to the following criteria:
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 properties.
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. 
Outdoor play areas shall be completely enclosed by a minimum six-foot-high fence.
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 be demonstrated.
H. 
Access shall be provided via an arterial or collector street as defined by the West Manheim Township Comprehensive Plan.

§ 270-167 Retail stores and shops.

Retail stores and shops are permitted as provided in Part 4 subject to the following criteria:
A. 
Centralized sewer and centralized water utilities shall be utilized.
B. 
At least 5% of the lot on which the facility is situated must be devoted to natural landscaping.
C. 
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.
D. 
Business activity shall not be conducted outside a building.

§ 270-168 Riding schools.

Riding stables are permitted as provided in Part 5 subject to the following criteria:
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 district.
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.
F. 
The applicant shall furnish evidence of an effective means of animal waste disposal which shall be implemented.

§ 270-169 Sawmills.

Sawmills are permitted as provided in Parts 4 and 5 subject to the following criteria:
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 public roads.
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 from the site.
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.

§ 270-170 Commercial schools.

Commercial schools are permitted as provided in Part 4 subject to the following criteria:
A. 
Centralized sewer and centralized water utilities shall be utilized.
B. 
Any maintenance, repair, rebuilding, testing, or construction of mechanical devices shall be conducted within a completely enclosed building.
C. 
All ventilation outlets shall be located at least 100 feet and shall be oriented away from any abutting property within the Residential and Suburban Residential Zoning Districts or any existing, abutting residential use.
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 permitted.
(2) 
The outdoor storage of inoperable vehicles, boats, machinery, trucks, trailers, mobile homes and heavy equipment vehicles on the property is prohibited.

§ 270-171 Private and public schools.

Public and private schools are permitted as provided in Part 4 subject to the following criteria:
A. 
Centralized sewer and centralized water utilities shall be utilized.
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 property within the Residential and Suburban Residential Zoning Districts or existing residential use.
D. 
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.

§ 270-172 Vocational-mechanical trade schools.

Vocational-mechanical trade schools are permitted as provided in Parts 4 and 5 subject to the following criteria:
A. 
Centralized sewer and centralized water utilities shall be utilized.
B. 
Any maintenance, repair, rebuilding, testing, or construction of mechanical devices shall be conducted within a completely enclosed building.
C. 
All ventilation outlets shall be located at least 100 feet and shall be oriented away from any abutting property within the Residential and Suburban Residential Zoning Districts or any existing, abutting residential use.
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.
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 permitted.
(2) 
The outdoor storage of inoperable vehicles, boats, machinery, trucks, trailers, mobile homes and heavy equipment vehicles on the property is prohibited.

§ 270-173 Shopping centers.

Shopping centers are permitted as provided in Part 4 subject to the following criteria:
A. 
The subject property shall front on an arterial or collector road, and all access drives shall be set back at least 200 feet from the 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.

§ 270-174 Solid waste disposal, processing and transfer facilities.

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 building.
B. 
No refuse shall be deposited or stored, and no building or structure shall be located, within 250 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. 
The applicant must demonstrate compliance (through a written statement) and continue to comply with all applicable state and federal standards and regulations.
E. 
All facilities shall provide sufficiently long stacking lanes into the facility, so that vehicles waiting will not have to back up onto public roads.
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 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 from the site.
H. 
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.
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 the proposed area.
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 to the Township.
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 or its authority.

§ 270-175 Veterinarian's office.

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 devoted to natural landscaping.

§ 270-176 Warehousing and wholesale trade establishments.

Warehousing and wholesale trade establishments are permitted as provided in Part 4 subject to the following criteria:
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 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 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 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.

§ 270-177 Wholesale sales, storage and auctions of motor vehicles and heavy equipment.

Wholesale sales, storage and auctions of automobiles, trucks, buses, and other heavy equipment are permitted as provided in Part 4 subject to the following criteria:
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 adjoining roads.
G. 
The applicant shall furnish expert evidence that the proposed use will not be detrimental to the use of abutting properties due to hours of operation, noise, light, litter, dust and pollution.
H. 
All service and/or repair activities shall be conducted within a completely enclosed building.
I. 
Any ventilation equipment outlets associated with the service/repair work area(s) shall be oriented away from any abutting property within 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, shall be permitted.
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 state and federal regulations.
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.