Township of Manheim, PA Part 2 ZONE REGULATIONS

§ 201 Zones and Boundaries.

[Ord. 2002-01, 2/7/2002, § 201]

1. Establishment of Zones. The Township of Manheim is divided into zones enumerated below and shown on the map entitled "Zoning Map of Manheim Township," which map is part of this chapter:

A. RR — Rural Residential.

B. A — Agricultural.

C. Cv — Conservation.

D. V — Village.

E. GC — General Commerce.

2. Boundaries of Zones. Where uncertainty exits as to the boundaries of the zones as shown on the Zoning Map, the following rules shall apply:

A. Boundaries indicated as approximately following the center lines of streets, highways or alleys shall be construed to follow such center lines.

B. Boundaries indicated as approximately following platted lot lines shall be construed as following such lot lines.

C. Boundaries indicated as approximately following Township limits shall be construed as following Township limits.

D. Boundaries indicated following railroad lines shall be construed to be midway between the main tracks.

E. Boundaries indicated as approximately following the center lines of streams, rivers or other bodies of water shall be construed to follow such center lines.

F. Boundaries indicated as parallel to or extensions of features indicated in Subsections A through E shall be so construed. Distances not specifically indicated on the Official Zoning Map shall be determined by the scale of the map.

G. Where physical or cultural features existing on the ground are at variance with those shown on the official zoning map or in circumstances not covered by Subsections A through F, the Zoning Hearing Board shall interpret the district boundaries.

§ 202 Use Regulations.

[Ord. 2002-01, 2/7/2002, § 202]

1. Uses Permitted. The uses permitted in the zones established by this chapter, and the permitted extent of these uses, are as shown in §§ 203 through 207. The uses shown as permitted in each zone are the only uses permitted in that zone.

A. Additional general provisions are set forth in Part 3.

B. Modifications to the use or dimensional requirements are set forth in Part 4.

C. Standards for special exception uses and other selected uses are set forth in Part 6.

2. Uses Not Provided For. If a use is neither specifically permitted nor prohibited under this chapter and an application is made by a landowner to the Zoning Officer for such use, the Zoning Officer shall refer the application to the Zoning Hearing Board to hear and decide such request as a special exception. The Zoning Hearing Board shall permit the use or deny the use in accordance with the standards for the consideration of special exceptions contained herein. The use may be permitted if it is of the same general character of the enumerated permitted uses in the zoning district, in accordance with the intended purpose of the zoning district, compatible with the permitted uses in the zoning district, and shall comply with all performance standards applicable to such permitted uses. The duty to present evidence and the burden of proof shall be on the applicant to demonstrate that the proposed use is of the same general character in accordance with the intended purpose of the zoning district, compatible with the permitted uses in the zoning district and shall comply with all performance standards applicable to such permitted uses in the zoning district.

3. Accessory Uses and Structures. Accessory uses and structures shall be permitted in conjunction with the principal uses permitted by this chapter and shall be further subject to the requirements for accessory uses and structures as set forth in § 301.

4. Uses with Nuisance Effect. In no case is a use permitted which by reason of noise, dust, odor, appearance or other objectionable factor creates a nuisance, hazard or other substantial adverse effect upon the reasonable enjoyment of the surrounding property.

§ 203 Rural Residential Zone (RR).

[Ord. 2002-01, 2/7/2002, § 203; as amended by Ord. 2008-01, 10/20/2008]

1. Purpose. The Rural Residential Zone is primarily for people to live in. The purpose of this residential zone is to provide for the orderly expansion of residential development; to provide for the public health and to prevent the overcrowding of land through the application of maximum housing densities; to provide standards which will encourage the installation of public facilities and the preservation of open space; to exclude any activities not compatible with residential development; and to include provisions for commercial and industrial activities that will serve the needs of and provide employment for Township residents.

2. Uses by Right. The following uses are permitted by right in the RR Zone:

A. Accessory sawmill.

B. Crops.

C. Essential services building or structure with locational requirements.

D. Farm occupation by right with greater than 10 acres, subject to § 630.

E. Farm.

F. Home occupation. (See § 638.)

G. Nonintensive agricultural operations.

H. Principal farm dwelling.

I. Single-family detached dwelling.

J. Accessory alternative energy systems, subject to the provisions of § 607.

[Added by Ord. 2012-1, 10/15/2012]

3. Uses by Special Exceptions. The following uses shall be permitted as special exceptions when authorized by the Zoning Hearing Board. The Zoning Hearing Board shall hear and decide requests for such uses according to criteria established in Parts 5 and 6 of this chapter.

A. Accessory apartment.

B. Antique business.

C. Apartment conversion.

D. Apartment house.

E. Bed-and-breakfast inn.

F. Caretaker dwelling.

G. Cemetery.

H. Domiciliary care home.

I. Essential services building or structure without locational requirements.

J. Family day-care home.

K. Farm occupation by special exception, five to 10 acres, subject to § 628.

L. Farm produce market.

M. Group day-care home.

N. Home business.

O. Life care facility.

P. Mobile home park.

Q. Municipal use.

R. Park.

S. Place of worship.

T. Public building.

U. Retirement community.

V. Rooming house.

W. School.

X. Single-family attached dwelling.

Y. Single-family semidetached dwelling.

Z. Two-family attached dwelling.

AA. Two-family detached dwelling (duplex).

BB. Two-family semidetached dwelling.

CC. Principal alternative energy systems, subject to the provisions of § 607.

[Added by Ord. 2012-1, 10/15/2012]

4. Lot Area and Width. Except as provided for elsewhere in this chapter, lot area and lot width not less than the following dimensions shall be provided for each principal use hereafter established in this zone:

			Public Water and Public Sewer	No Public Water or Public Sewer*
	Minimum lot area
		Farm	5 acres	5 acres
		All other uses**	1/2 acre (21, 780 square feet)	1 acre
	Minimum lot width		100 feet	150 feet

	*	However, the minimum required lot size shall be no smaller than is required to meet all applicable setbacks and Pennsylvania Department of Environmental Protection (DEP) requirements for the location of on-site water supply and sewage disposal facilities, including replacement system location and to ensure the provision of an adequate water supply.
	**	Note: Some uses have other minimum requirements; see Part 6.

5. Setbacks. Each lot shall provide front, side and rear setbacks not less than the following.

A. Front Setback.

(1) Single-family detached dwelling: 35 feet.

(2) Farm buildings housing animals: 100 feet.

(3) All other uses: 35 feet.

B. Each Side Setback.

(1) Single-family detached dwelling: 10 feet.

(2) Farm buildings housing animals: 100 feet.

(3) All other uses: 10 feet.

C. Rear Setback.

(1) Single-family detached dwelling: 30 feet.

(2) Farm buildings housing animals: 100 feet.

(3) All other uses: 10 feet.

6. Building Height. The height limit for a main building shall be 2 1/2 stories, but not over 35 feet, except that the height limit may be extended to 3 1/2 stories but not over 45 feet if each setback is increased in width one foot for each additional foot of height over 35 feet. The height limit for accessory buildings shall be two stories, but not over 25 feet. There shall be no height limitation for farm buildings provided such buildings are set back a horizontal distance at least equal to their height from any property or right-of-way line.

7. Impervious Area.

A. Lots not served by public water or public sewer: not more than 35% of the lot area may be covered with an impervious surface.

B. Lots served by public and water public sewer: not more than 45% of the lot area may be covered with an impervious surface.

§ 204 Agricultural Zone (A).

[Ord. 2002-01, 2/7/2002, § 204; as amended by Ord. 2005-01, 8/4/2005, § III; and by Ord. 2008-01, 10/20/2008]

1. Purpose. The primary purpose of this zone is to maintain and promote the rural-agricultural character of the land within this zone. This zone is composed of those areas in the Township whose predominant land use is agricultural. The regulations for this zone are designed to protect and stabilize the essential characteristics of these areas, to minimize conflicting land uses detrimental to agricultural enterprises and to limit development which require highways and other public facilities in excess of those required by rural-oriented uses.

2. Uses by Right. The following uses are permitted by right in the A Zone.

A. Accessory sawmill.

B. Crops, livestock, and livestock products.

C. Essential services building or structure with locational requirements.

D. Farm occupation by right with greater than 10 acres, subject to § 630.

E. Farm.

F. Forest/wildlife preserve.

G. Greenhouse, nursery.

H. Home occupation. (See § 638.)

I. Nonintensive agricultural operations.

J. Principal farm dwelling.

K. Single-family detached dwelling.

L. Accessory alternative energy systems, subject to the provisions of § 607.

[Added by Ord. 2012-1, 10/15/2012]

M. Principal alternative energy systems, subject to the provisions of § 607.

[Added by Ord. 2012-1, 10/15/2012]

3. Uses by Special Exception. The following uses shall be permitted as special exceptions when authorized by the Zoning Hearing Board. The Zoning Hearing Board shall hear and decide requests for such uses according to criteria established in Parts 5 and 6 of this chapter.

A. Accessory apartment.

B. Accessory farm dwelling.

C. Airport, heliport/helipad.

D. Animal hospital/veterinary clinic.

E. Antique business.

F. Bed-and-breakfast inn.

G. Boarding farm, riding school/club/stable.

H. Campground.

I. Caretaker dwelling.

J. Cemetery.

K. Commercial greenhouse.

L. Commercial sawmill.

M. Communications antenna.

N. Communications tower.

O. Domiciliary care home.

P. ECHO housing.

Q. Essential services building or structure without locational requirements.

R. Family day-care home.

S. Farm and construction equipment sales and service.

T. Farm occupation by special exception, five to 10 acres, subject to § 630.

U. Farm produce market.

V. Golf course, golf driving range.

W. Home business.

X. Intensive agricultural operation.

Y. Kennel.

Z. Lawn and garden sales and service.

AA. Light industrial use.

BB. Municipal use.

CC. Outdoor recreational facility.

DD. Park.

EE. Place of worship.

FF. Public building.

GG. Quarry.

HH. Salvage yard.

II. Shooting range.

JJ. Solid waste disposal and processing facility.

4. Subdivision and Land Development Limitations. It is the intent of the Township to preserve and protect agriculture and to preserve prime agricultural soils through limitations on subdivision and land development.

A. Number of Lots, Dwellings or Other Principal Nonagricultural Buildings Permitted.

(1) For each parent tract of required minimum size, and meeting such requirements as defined elsewhere in this chapter, there shall be permitted one single-family dwelling with such structures, attachments, accessories and/or fixtures as permitted elsewhere in this chapter, plus.

(a) For parent tracts of five acres and above held as of February 7, 2002, or such date thereafter when said land was first included in the A Agricultural Zone, such structures as necessary for farm occupation, by right or special exception; plus

1) The erection of another principal nonagricultural building for each additional five acres rounded down to the nearest five and not including the first five acres, and held as of February 7, 2002, or such date thereafter when said land was first included in the A Agricultural Zone; or

2) The erection of one accessory single-family dwelling (farm or nonfarm) for each additional five acres rounded down to the nearest five and not including the first five acres, and held as of February 7, 2002, or such date thereafter when said land was first included in the A Agricultural Zone; or

3) The subdivision of one lot for each additional five acres rounded down to the nearest five and not including the first five acres, and held as of February 7, 2002, or such date thereafter when said land was first included in the A Agricultural Zone.

(2) Any subdivision or land development plan hereinafter filed with the applicable approving body for subdivision or land development of a lot in this zone shall specify which lot or lots shall carry with it a right of further subdivision or erection of accessory farm or nonfarm single-family dwellings or principal nonagricultural buildings, if any such right remains from the quota allocated to the parent tract. This right of further subdivision or erection of accessory farm or nonfarm single-family dwellings or principal nonagricultural buildings, or an indication that no further subdivision or erection of such dwellings or principal buildings is permissible, shall also be included in the deed to the newly created lot. This restriction shall remain in effect as long as further subdivision is prohibited under the zoning ordinance then in effect.

(3) The number of lots that may be created or accessory farm or nonfarm single-family dwellings or other principal nonagricultural buildings that may be erected on the parent tract shall be fixed according to the parent tract. This number shall not be increased by the subdivision of such parent tract. Any subsequent owner of a parent tract or land remaining in a parent tract after subdivision shall be bound by the actions of his predecessor.

(4) Any land development, the purpose of which is to permit the erection of a permanent accessory farm or nonfarm single-family dwelling on a parent tract which has previously been improved with a dwelling which also will remain on the parent tract or to permit the erection of a structure for an additional principal use on the parent tract shall be considered a subdivision for the purposes of this section. It is the purpose and intent of this section to limit the development of agricultural tracts for nonagricultural purposes regardless of whether such development is accomplished by subdivision or land development as those terms are defined in the Municipalities Planning Code.

B. After determining the total number of lots available to a parent tract in § 204, Subsection 4A(1), the number of these lots that may be subdivided in the A Agricultural Zone without the construction of a new street (or streets) shall be limited by the amount of road frontage on a public or private road(s) or street(s) existing on February 7, 2002. The maximum number of lots that may be subdivided without the construction of a new street (or streets) shall be fixed as follows:

(1) One lot shall be permitted to be subdivided for each 300 linear feet of road frontage. The maximum number of lots that may be subdivided shall be calculated after 300 linear feet has been deducted from the total road frontages to allow for the existing use on the lot.

C. Where a new street(s) is proposed, the maximum number of lots permitted to be subdivided shall not exceed the number of lots as provided for in Subsection 4A(1) above.

D. Exemptions From Limitation on Subdivision of Land. The following types of subdivisions shall not be counted against the subdivision/land development quota established by Subsection 4A(1) above:

(1) A subdivision, the sole purpose of which is to transfer land to increase the size of a tract being used for agricultural purposes.

(2) A subdivision to create a lot that will be transferred to the Township or a municipality authority created by the Township.

(3) A subdivision, the sole purpose of which is to transfer land to the adjoiner(s) to be combined with an existing lot(s).

E. Requirements for Plans and Deeds Relating to Lands Within the A Agricultural Zone.

(1) Any subdivision or land development plan hereafter filed with the applicable approving body for subdivision or land development of land in the A Agricultural Zone shall specify on the recorded plan which lot or lots shall carry a right of further subdivision or erection of accessory farm or nonfarm single-family dwellings or other principal nonagricultural buildings, if any such right remains from the quota allocated to the parent tract on February 7, 2002, or on the date when such land was first included in the ) Agricultural Zone, whichever is later.

(a) The right of further subdivision or erection of accessory farm or nonfarm single-family dwellings or other principal nonagricultural buildings, or a statement that no further subdivision or erection of accessory farm or nonfarm single-family dwellings or other principal nonagricultural buildings is permissible, shall also be included in the deed to the newly created lot.

(b) If the designation of the right of further subdivision or erection of additional accessory farm or nonfarm single-family dwellings or other principal nonagricultural buildings was not included on a subdivision or land development plan or deed, it shall be conclusively presumed that the largest lot remaining after subdivision shall carry the right of further subdivision or erection of additional accessory farm or nonfarm single-family dwellings or other principal nonagricultural buildings, if any such right remains from the quota allocated to the parent tract on February 7, 2002, or on the date when such land was first included in the A Agricultural Zone, whichever is later.

(2) Any deed for the conveyance of any lot, parcel, purpart or tract of any parent tract, for which the filing with the applicable approving body of a subdivision or land development plan is not required, shall specify on the deed for the remaining portion of the parent tract and for the lot, parcel, purpart or tract to be conveyed which lot or lots, parcel or parcels, purpart or purparts or tract or tracts shall carry the right of further subdivision or erection of accessory farm or nonfarm single-family dwellings or other principal nonagricultural buildings, if any such right remains from the quota allocated to the parent tract on February 7, 2002, or on the date when such land was first included in the A Agricultural Zone, whichever is later.

(a) If the designation of the right of further subdivision or erection of additional accessory farm or nonfarm single-family dwellings or other principal nonagricultural buildings was not included on the deed for the remaining portion of the parent tract and for the lot, parcel, purpart or tract to be conveyed, it shall be conclusively presumed that the larger of the parent tract or lot, parcel, purpart or tract to be conveyed shall carry the right of further subdivision or erection of additional accessory farm or nonfarm single-family dwellings or other principal nonagricultural buildings, if any such right remains from the quota allocated to the parent tract on February 7, 2002, or on the date when such land was first included in the A Agricultural Zone, whichever is later.

5. Lot Area and Width. Except as provided for elsewhere in this chapter, lot area and lot width shall be provided according to the following dimensions for each principal use hereafter established in this zone:

A. Minimum lot area:

(1) Single-family detached dwelling: one acre (43,560 square feet).[1]

[1] Note: However; the minimum required lot size shall be no smaller than is required to meet all applicable setbacks and Pennsylvania Department of Environmental Protection (DEP) requirements for the location of on-site water supply and sewage disposal facilities, including replacement system location, and to ensure the provision of an adequate water supply.

(2) Farm: five acres.

(3) All other uses: two acres (87,120 square feet).[2]

[2] Editor's Note: some uses have other minimum requirements; see Part 6.

B. Maximum residential lot size: 1.5 acres.

(1) A nonfarm lot on which a new single-family detached dwelling is to be located shall not contain more than 1 1/2 acres (65,340 square feet) unless the physical characteristics of the land itself require a lot size in excess of 1 1/2 acres. In the event that additional land is required, the amount of land in excess of 1 1/2 acres shall be the minimum amount necessary to make the lot suitable for the location of the proposed dwelling and any on-site sewage disposal and water supply systems serving that dwelling.

(2) The Board of Supervisors shall determine the propriety of any such oversize lot, provided that the maximum lot size approved by the Board of Supervisors shall not exceed two acres in the case of a single-family detached dwelling or 2 1/2 acres in the case of a two-family dwelling. The Board of Supervisors may approve residual lots larger than these sizes in the cases of unsubdividable residual land with no dwelling rights, where unique circumstances exist such as topography, location, roads, etc., which otherwise cause the acreage to be unusable and allow it to be included with the last subdivided lot of a subdivision.

(3) In all other cases, any application requesting a lot size in excess of the maximum sizes set forth in § 204, Subsection 5B(1) or (2), shall be submitted as a variance to the Manheim Township Zoning Hearing Board rather than to the Board of Supervisors. Further, a decision adverse to an applicant by the Manheim Township Board of Supervisors with respect to lot size changes within the jurisdiction of the Board of Supervisors shall not extinguish the applicant's right to make an application to the Manheim Township Zoning Hearing Board for the same relief.

C. Minimum lot width:

(1) Single-family detached dwelling: 150 feet.

(2) All other uses: 300 feet.

6. Setbacks. Each lot shall provide front, side and rear setbacks not less than the following:

A. Front Setback.

(1) Single-family detached dwelling: 35 feet.

(2) Farm buildings housing animals: 100 feet.

(3) All other uses: 35 feet.

B. Each Side Setback.

(1) Single-family detached dwelling: 10 feet.

(2) Farm building housing animals: 100 feet.

(3) All other uses: 10 feet.

C. Rear Setback.

(1) Single-family detached dwelling: 30 feet.

(2) Farm buildings housing animals: 100 feet.

(3) All other uses: 10 feet.

7. Building Height. The building height limit shall be 50 feet. There shall be no height limitation for farm buildings provided such buildings are set back a horizontal distance at least equal to their height from any property or right-of-way line.

8. Impervious Area.

A. Single-family detached dwelling: no more than 35% of the lot area may be covered with an impervious surface.

B. All other uses: no more than 30% of the lot area may be covered with an impervious surface.

§ 205 Conservation Zone (Cv).

[Ord. 2002-01, 2/7/2002, § 205]

1. Purpose. The purpose of this zone is to designate those areas where, because of natural geographic factors and existing land uses it is considered feasible and desirable to conserve open spaces, water supply sources, woodland areas, wildlife and other natural resources. This zone may include extensive steeply sloped areas, stream valleys, floodplains, water supply sources and wooded areas adjacent thereto.

2. Uses by Right. The following uses are permitted by right in the Cv Zone:

A. Accessory sawmill.

B. Crops, livestock, and livestock products.

C. Essential services building or structure with locational requirements.

D. Farm.

E. Forest/wildlife preserve.

F. Home occupation. (See § 638.)

G. Nonintensive agricultural operations.

H. Nursery/greenhouse.

I. Principal farm dwelling.

J. Single-family detached dwelling.

K. Accessory alternative energy systems, subject to the provisions of § 607.

[Added by Ord. 2012-1, 10/15/2012]

3. Uses by Special Exception. The following uses shall be permitted as special exceptions when authorized by the Zoning Hearing Board. The Zoning Hearing Board shall hear and decide requests for such uses according to criteria established in Parts 5 and 6 of this chapter.

A. Accessory apartment.

B. Campground.

C. Caretaker dwelling.

D. Domiciliary care home.

E. Essential services building or structure without locational requirements.

F. Family day-care home.

G. Farm produce market.

H. Greenhouse, commercial.

I. Home business.

J. Municipal use.

K. Park.

L. Place of worship.

M. Public building.

N. Recreational facility.

O. Shooting range.

4. Lot Area and Width. Except as provided for elsewhere in this chapter, lot area and lot width not less than the following dimensions shall be provided for each principal use hereafter established in this zone:

A. Minimum lot area: five acres (217,000 square feet). However; the minimum required lot size shall be no smaller than is required to meet all applicable setbacks and Pennsylvania Department of Environmental Protection (DEP) requirements for the location of on-site water supply and sewage disposal facilities, including replacement system location and to ensure the provision of an adequate water supply.

B. Minimum lot width: 300 feet.

5. Setbacks. Each lot shall provide front, side and rear setbacks not less than the following:

A. Front setback: 50 feet.

B. Side setback: 50 feet.

C. Rear setback: 50 feet.

6. Building Height. The building height limit shall be 50 feet. There shall be no height limitation for farm buildings provided such buildings are set back a horizontal distance at least equal to their height from any property or right-of-way line.

7. Impervious Area. No more than 20% of the lot area may be covered with an impervious surface.

§ 206 Village Zone (V).

[Ord. 2002-01, 2/7/2002, § 206]

1. Purpose. The purpose of the Village Zone is to promote a village concept centered on the Manheim Elementary School, which is a focal point for the community. The Village Zone permits a mixture of residential and convenience-type commercial uses which will compliment the surrounding residences and serve as an asset to the remainder of the Township. The residential uses and densities in this zone are similar to those of the Rural Residential Zone. The one exception would be that commercial and residential could be combined in the same building. In this case, the residential use would be considered the accessory use to the commercial use on that property. The size and type of commercial uses permitted in the Village Zone are controlled to ensure compatibility with existing and future residences. Such uses will have less than 3,000 square feet of building floor area.

2. Uses by Right. The following uses are permitted by right in the V Zone:

A. Apartment in conjunction with commercial establishment.

B. Crops, livestock, and livestock products.

C. Essential services building or structure with locational requirements.

D. Farm.

E. Home occupation.

F. Nonintensive agricultural operations.

G. Principal farm dwelling.

H. Single-family detached dwelling.

I. Single-family semidetached dwelling.

J. Two-family detached dwelling (duplex).

K. Accessory alternative energy systems, subject to the provisions of § 607.

[Added by Ord. 2012-1, 10/15/2012]

3. Uses by Special Exceptions. The following uses shall be permitted as special exceptions when authorized by the Zoning Hearing Board. The Zoning Hearing Board shall hear and decide requests for such uses according to criteria established in Parts 5 and 6 of this chapter. *NOTE: the combination of building floor area, display area and storage area for nonresidential uses in the Village Zone shall not exceed 3,000 square feet.

A. Accessory apartment.

B. Antique business.

C. Apartment conversion.

D. Apartment house.

E. Barber, beauty shop.

F. Bed-and-breakfast inn.

G. Business office building.

H. Business services.

I. Caretaker dwelling.

J. Club.

K. Convenience store.

L. Day-care center.

M. Domiciliary day-care home.

N. Drive-through facility.

O. Essential services building or structure without locational requirements.

P. Family day-care home.

Q. Farm produce market.

R. Financial institution.

S. Group day-care home.

T. Health and fitness facility.

U. Home business.

V. Laundry, self-service.

W. Lawn and garden sales and service.

X. Life care facility.

Y. Medical clinic.

Z. Municipal use.

AA. Park.

BB. Personal services.

CC. Place of worship.

DD. Public building.

EE. Indoor and/or outdoor recreational facility.

FF. Repair services.

GG. Restaurant.

HH. Retail business.

II. Retail store.

JJ. Retirement community.

KK. Rooming house.

LL. School.

MM. Single-family attached dwelling.

NN. Strip shopping center.

OO. Two-family attached dwelling.

PP. Two-family semidetached dwelling.

QQ. Vehicle service station.

RR. Vehicle wash.

4. Lot Area and Width. Except as provided for elsewhere in this chapter, lot area and lot width not less than the following dimensions shall be provided for each principal use hereafter established in this zone:

			Public Water and Public Sewer	No Public Water or Public Sewer*
	Minimum lot area
		Farm	5 acres	5 acres
		All other uses**	1/2 acre (21,780 square feet)	1 acre (43,560 square feet)
	Minimum lot width		100 feet	150 feet

	*	However; the minimum required lot size shall be no smaller than is required to meet all applicable setbacks and Pennsylvania Department of Environmental Protection (DEP) requirements for the location of on-site water supply and sewage disposal facilities, including replacement system location and to ensure the provision of an adequate water supply.
	**	Note: some uses have other minimum requirements; see Part 6.

5. Setbacks. Each lot shall provide front, side and rear setbacks not less than the following.

A. Front Setback.

(1) Single-family detached dwelling: 35 feet.

(2) Farm buildings housing animals: 100 feet.

(3) All other uses: 35 feet.

B. Each Side Setback.

(1) Single-family detached dwelling: 10 feet.

(2) Farm buildings housing animals: 100 feet.

(3) All other uses: 10 feet.

C. Rear Setback.

(1) Single-family detached dwelling: 30 feet.

(2) Farm buildings housing animals: 100 feet.

(3) All other uses: 10 feet.

6. Building Height. The height limit for a main building shall be 2 1/2 stories, but not over 35 feet, except that the height limit may be extended to 3 1/2 stories but not over 45 feet if each setback is increased in width one foot for each additional foot of height over 35 feet. The height limit for accessory buildings shall be two stories, but not over 25 feet. There shall be no height limitation for farm buildings provided such buildings are set back a horizontal distance at least equal to their height from any property or right-of-way line.

7. Impervious Area.

A. Lots not served by public water or public sewer: not more than 35% of the lot area may be covered with an impervious surface.

B. Lots served by public water and public sewer: not more than 50% of the lot area may be covered with an impervious surface.

§ 207 General Commerce Zone (GC).

[Ord. 2002-01, 2/7/2002, § 207]

1. Purpose. The General Commerce Zone is primarily for people to work and shop in. This zone provides for a mixture of uses, including highway-oriented commercial areas (such as vehicle service stations, restaurants, motels, etc.), retail and office uses, wholesaling businesses, warehousing, research and development laboratories and industrial uses. The Township's topography, transportation network and utility services limit the locations where such sites can be located. Although these areas contain some prime agricultural soils, the locations of the General Commerce Zones minimize the impact on the Township's remaining prime agricultural areas by limiting such uses to confined areas of the Township.

2. Uses by Right. The following uses are permitted by right in the GC Zone:

A. Accessory sawmill.

B. Antique business.

C. Beauty/barber shop.

D. Bed-and-breakfast inn.

E. Business office building.

F. Business services.

G. Crops, livestock and livestock products.

H. Essential services building or structure with locational requirements.

I. Essential services building or structure without locational requirements.

J. Farm and construction equipment sales and service.

K. Farm dwelling, principal.

L. Farm occupation on existing farm.

M. Farm.

N. Financial institution.

O. Home occupation in existing dwelling.

P. Lawn and garden sales and service.

Q. Medical clinic.

R. Municipal use.

S. Nursery, greenhouse.

T. Nonintensive agricultural operations on a lot with a minimum area of five acres.

U. Outdoor sales.

V. Personal services.

W. Public building.

X. Repair services.

Y. Retail store/sales, retail business.

Z. School.

AA. Vehicle repair garage.

BB. Vehicle sales.

CC. Vehicle service station.

DD. Vehicle wash.

EE. Accessory alternative energy systems, subject to the provisions of § 607.

[Added by Ord. 2012-1, 10/15/2012]

FF. Principal alternative energy systems, subject to the provisions of § 607.

[Added by Ord. 2012-1, 10/15/2012]

3. Uses by Special Exception. The following uses shall be permitted as special exceptions when authorized by the Zoning Hearing Board. The Zoning Hearing Board shall hear and decide requests for such uses according to criteria established in Parts 5 and 6 of this chapter.

A. Accessory apartment.

B. Adult-related facilities.

C. Amusement arcade.

D. Animal hospital/veterinary clinic.

E. Apartment in conjunction with commercial establishment.

F. Building materials yard.

G. Caretaker dwelling.

H. Club.

I. Commercial greenhouse.

J. Commercial sawmill.

K. Communications antenna.

L. Communications tower.

M. Community rehabilitation facility/halfway house.

N. Convalescent/nursing home, personal care boarding home.

O. Convenience store.

P. Day care center.

Q. Domiciliary care home.

R. Drive-in business.

S. Drive-through facility.

T. Family day-care home.

U. Farm produce market.

V. Funeral home.

W. Golf driving range.

X. Group care facility.

Y. Group day-care home.

Z. Hazardous waste facility.

AA. Health and fitness facility.

BB. Heavy industrial use. These include such uses as:

(1) Food.

(2) Furniture.

(3) Textiles, leather, rubber, paper.

(4) Fabricated metals, machinery.

(5) Stone, clay, glass.

CC. Heliport/helipad.

DD. Home business.

EE. Hospital.

FF. Laundry, self-service.

GG. Laundry/dry-cleaning establishment.

HH. Life care facility.

II. Light industrial use. These include such uses as:

(1) Printing and publishing.

(2) Soft drink bottling, packaging products in the form of powder or other dry state.

(3) Lace manufacture, sewing apparel.

(4) Assembly of electronic apparatus.

(5) Instrument making, tool and die making, cabinet making.

(6) Electroplating metals molding plastics.

JJ. Methadone treatment facility.

KK. Motel/hotel.

LL. Nightclub.

MM. Park.

NN. Parking lot or parking garage.

OO. Recreation establishment, indoor and outdoor.

PP. Research laboratory.

QQ. Restaurant, fast-food.

RR. Restaurant, take-out.

SS. Restaurant.

TT. Retirement community.

UU. Salvage yard.

VV. Self-service storage facility.

WW. Shopping mall.

XX. Single-family detached dwelling.

YY. Solid waste processing and disposal facility.

ZZ. Strip shopping center.

AAA. Transportation (passenger) terminal.

BBB. Trucking terminal.

CCC. Vehicle body shop.

DDD. Warehouse.

EEE. Wholesale establishment.

4. Lot Area and Width. Except as provided for elsewhere in this Part, lot area and lot width not less than the following dimensions shall be provided for each principal use hereafter established in this zone:

			Public Water and Public Sewer	No Public Water or Public Sewer*
	Minimum lot area
		Farm	5 acres	5 acres
		All other uses**	1/2 acre (21,780 square feet)	1 acre (43,560 square feet)
	Minimum lot width		100 feet	150 feet

	*	However, the minimum required lot size shall be no smaller than is required to meet all applicable setbacks and Pennsylvania Department of Environmental Protection (DEP) requirements for the location of on-site water supply and sewage disposal facilities, including replacement system location and to ensure the provision of an adequate water supply.
	**	Note: some uses have other minimum requirements; see Part 6.

5. Setbacks. Each lot shall provide front, side and rear setbacks not less than the following.

A. Front Setback.

(1) Single-family detached dwelling: 35 feet.

(2) Farm buildings housing animals: 100 feet.

(3) All other uses: 35 feet.

B. Each Side Setback.

(1) Single-family detached dwelling: 10 feet.

(2) Farm buildings housing animals: 100 feet.

(3) All other uses: 10 feet.

C. Rear Setback.

(1) Single-family detached dwelling: 30 feet.

(2) Farm buildings housing animals: 100 feet.

(3) All other uses: 10 feet.

6. Building Height. The height limit for a main building shall be 2 1/2 stories, but not over 35 feet, except that the height limit may be extended to 3 1/2 stories but not over 45 feet if each setback is increased in width one foot for each additional foot of height over 35 feet. The height limit for accessory buildings shall be two stories, but not over 25 feet. There shall be no height limitation for farm buildings provided such buildings are set back a horizontal distance at least equal to their height from any property or right-of-way line.

7. Impervious Area.

A. Lots not served by public water or public sewer: not more than 40% of the lot area may be covered with an impervious surface.

B. Lots served by public and water public sewer: not more than 60% of the lot area may be covered with an impervious surface.

§ 208 Flood Plain Zone (FP).

[Ord. 2002-01, 2/7/2002, § 208]

1. General Provisions. The Flood Plain Zone shall encompass all lands and land developments within the Township of Manheim which are located within the boundary of an identified flood plain area as shown on the map which accompanies the Flood Insurance Study (FIS) prepared for the Township by the Federal Insurance Administration Agency (FIA), dated October 4, 1982, (or the most recent revision thereof), which map is incorporated herein by reference.

2. Conformance with Other Regulations. Uses permitted and procedures to follow for development in the Flood Plain Zone are presented in Chapter 8 (Floodplains) of the Code of Ordinances of Manheim Township, as amended. Said chapter supplements other provisions of this chapter. To the extent that Chapter 8 imposes greater requirements or more complete disclosures in any respect, or to the extent that the provisions of said Chapter 8 are more restrictive, it shall be deemed and interpreted to control other provisions of this chapter and Township Subdivision and Land Development Ordinance [Chapter 22].

3. Overlay Concept. The Flood Plain Zone described above shall be an overlay to the existing underlying zones, as shown on the Official Manheim Township Zoning Map, and, as such, the provisions of Chapter 8 shall serve as a supplement to the underlying zoning district provisions.

A. In the event of any conflict between the provisions or requirements of the Flood Plain Zone and those of any underlying zoning district, the more restrictive provisions shall apply.

B. In the event any provision concerning a Flood Plain Zone is declared inapplicable or illegal as a result of any legislative or administrative actions or judicial decision, the regulations of the underlying district shall remain applicable.