Township of West Manheim, PA Article VI Business Center District

§ 270-30 Purpose.

The purpose of this zoning district is to encourage, support and provide for a wide range of professional, corporate, and high-tech employment opportunities located in close proximity to the residents, utilities, and services in order to help maintain and enhance the economic well-being of West Manheim Township. This district concentrates future businesses and industries in areas where services and utilities, including sewer, water, electricity, cable, highways, police and fire-protection service currently exist or in areas where the reasonable and economical future extension of utilities is planned and can be readily accommodated, while minimizing the need for highway improvements. This district also requires new business and industry to locate in smaller buildings within larger office complexes on campus-like settings and offers amenities to employees and local residents in and around the complexes such as large expanses of open space, landscaped buffering, pedestrian trails, as well as providing mass transit opportunities.

§ 270-31 Permitted uses.

Permitted uses are as follows:

A. Agricultural and forestry uses.

(1) Forestry (§ 270-135); and

(2) Nature preserve and wildlife sanctuary.

B. Institutional uses.

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

(2) Hospital (§ 270-142);

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

(4) Place of worship (§ 270-161).

C. Public and semipublic uses.

(1) Emergency services;

(2) Essential services (§ 270-132);

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

(4) Municipal uses;

(5) School, private (§ 270-171);

(6) School, public (§ 270-171); and

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

D. Commercial uses.

(1) Business and/or industry park (§ 270-121);

(2) Convenience store (§ 270-126);

(3) Day care, commercial (§ 270-127);

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

(5) Funeral home (§ 270-136);

(6) Golf course (§ 270-137);

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

(8) Hotel (§ 270-143);

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

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

(11) Motel (§ 270-154);

(12) Office (§ 270-157);

(13) Parking lot;

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

(15) Restaurant (§ 270-164);

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

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

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

(19) School, commercial (§ 270-170);

(20) Theater; and

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

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

E. Accessory and temporary uses.

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

(2) New dwelling units in conjunction with and above a principal use permitted in § 270-31B, C and D. (Residential use is only allowed above ground-floor institutional, public and semipublic or commercial uses.);

(3) No-impact home occupations;

(4) Roadside stand (§ 270-105); and

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

§ 270-32 Special exception uses.

Special exception uses are as follows:

A. Agricultural and forestry uses.

(1) Greenhouse or horticultural nursery (§ 270-138).

B. Commercial uses.

(1) Automotive or gasoline service station (§ 270-117); and

(2) Automobile washing (car wash) (§ 270-119).

§ 270-33 Conditional uses.

Conditional uses are as follows:

A. Commercial uses.

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

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

(2) Nightclub (§ 270-155);

(3) Shopping center (§ 270-173);

(4) Tavern (§ 270-155);

(5) Veterinarian's office (§ 270-175); and

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

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

§ 270-34 Area regulations.

The following area regulations shall apply in this district:

All Uses
Dimensional Criteria	Both Utilities (Centralized Water and Centralized Sewer)	1 Utility (Centralized Water or Centralized Sewer)	No Utilities (No Centralized Water or Sewer)
Minimum lot area (square feet)	10,000	20,000	40,000
Minimum lot width (feet)	50	90	100
Front setback (feet)	50 arterial, 40 collector and local
Side setback (feet)	0 between attached buildings, 201 between nonattached buildings
Rear setback (feet)	251
Maximum building height (stories/feet)	3.5 stories or 45 feet
Maximum lot coverage (percent)	70%

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

§ 270-35 General requirements for all uses.

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

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

(1) Article X, Natural Features Overlay District;

(2) Article XI, Floodplain Protection Overlay District;

(3) Article XIII, Historic Preservation Overlay District.

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

(1) Article XV, Accessory Buildings and Uses;

(2) Article XVII, Specific Use Standards;

(3) Part 8, Signs;

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

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