That the location of the use, including with respect to the existing or future streets, giving access to it, is in harmony with the orderly and appropriate development of the zone in which the use is to be located.

That the nature and intensity of the operations involved are in harmony with the orderly and appropriate development of the zone in which the use is to be located.

That the grant of the special exception shall not materially increase traffic congestion in the roads and highways, nor cause nor encourage commercial or industrial traffic to use residential streets.

The applicant must meet all general and specific requirements as defined in this Part.

The proposed use shall be consistent with the purpose and intent of this chapter and shall not be detrimental to the health, safety or welfare of the neighborhood.

The proposed use shall not injure or detract from the use or enjoyment or character of adjoining or nearby properties or cause land deterioration or potentially decrease of value of surrounding properties.

The proposed use shall not substantially change the character of the subject property's neighborhood and shall meet the requirements of the district in which it lies.

Adequate public facilities are available and existing to serve the proposed use (e.g., schools, fire, police and ambulance protection, sewer, water and other utilities, parks, vehicular access, recreation, and etc.).

For development within the FP-Floodplain District, that the application complied with those requirements listed in Part 10 of this chapter and the necessity of the development to be located in the floodplain.

The proposed use will not impair the integrity of the Township's Comprehensive Plan.

The proposed use is not incompatible with the existing traffic conditions and adjacent uses.

The use of the site complies with the requirements of any other public agency having jurisdiction over the proposed use.

Operations in connection with a use shall not be more objectionable to nearby properties by reason of noise, odor, fumes, vibration, glare, smoke or other potential nuisance or safety hazard than would be the operations of the permitted use.

The parking, traffic and pedestrian access shall be in conformance with those specified in Part 15 and elsewhere in this chapter.

Screening and landscaping and slope of the proposed use from adjacent uses is sufficient to prevent deleterious impact of the proposed use upon another and to comply with Part 11.

Suitable planting, fencing or screening.

Harmonious architectural or landscaping treatment.

Suitable hours of operation.

Proper vehicular access and parking facilities.

Sidewalks, storm sewer and/or other public improvement.

Proper restrictions as to the use of outdoor flood or spot lighting, public address systems, and advertising displays.

Such other improvements and/or restrictions and/or conditions as the Board may deem appropriate.

Ground floor plans and elevations of proposed structures.

Names and addresses of adjoining owners.

The uses permitted within an accessory commercial center include:

Whenever an accessory commercial center is permitted by special exception in the I-Industrial District, the use shall meet the standards set forth herein:

The accessory day care center shall meet all requirements for certification and/or registration by the State of Pennsylvania where required. Proof of such certification and any recertification shall be provided to the Township.

The accessory day care center is located at and is accessory to a legally established house of worship or nonpublic school.

The accessory day care center shall provide sufficient off-street parking, consisting of at least one parking space for each employee of the day care center, and at least one parking space for every four children enrolled in the day care center.

The accessory day care center provides safe off-street pickup and drop-off points in order to minimize traffic congestion. Vehicles shall enter and exit from the pick-up and drop-off points at least 60 feet from any intersection.

An outdoor play area shall be provided. Off-street parking compounds shall not be used as outdoor play areas. Outdoor play areas shall not be located within the front yard and must be set back 25 feet from all property lines. Outdoor play areas shall be completely enclosed by a six-foot high fence, and screened from adjoining residentially-zoned or used properties. Any vegetative materials located within the outdoor play areas shall not be of a harmful type (poisonous, thorny, allergenic, etc.). All outdoor play areas must provide a means of shade such as a shade tree(s) or pavilion(s).

An adult regulated facility shall not be permitted to be located within 500 feet of any other adult regulated facility.

An adult regulated facility shall not be permitted to be located within 1,000 feet of any public or private school, public recreation facility, commercial recreation or entertainment facility, day care facility or any house of worship. No adult regulated facility shall be located within 500 feet of any dwelling. An adult regulated facility shall not be located within in 1,000 feet from any residential zoning district. An adult regulated facility shall not be located on the same lot as a use licensed to sell alcoholic beverages. An adult regulated facility shall not be open to the public between the hours of 1:00 a.m. and 6:00 a.m.

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.

Any building or structure used and occupied as an adult regulated facility shall be windowless, or have an opaque covering over all windows or doors of any area in which materials, merchandise, film, service or entertainment are exhibited or displayed and no sale materials, merchandise, film, service or entertainment shall be visible from outside of the building structure.

No sign shall be erected upon the premises depicting or giving visual representation of the type of materials, merchandise, film, service or entertainment offered therein.

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.

Parking shall be established at the minimum ratio of one parking space for each 200 square feet of gross floor area plus one parking space for each employee.

The primary use shall be the medical attention and professional care of small domestic animals.

Boarding shall only be permitted for animals which must have medical supervision. All boarding facilities shall be within a completely enclosed structure and setbacks shall be provided in accordance with the underlying zone.

The accumulation and storage of manure or other odor producing substances shall not be permitted.

Parking, signs and other related items shall be in accordance with this chapter.

No vehicle or trailer on display shall occupy any part of the existing or future street right-of-way, required parking area or required buffer area.

All applicable portions of § 27-1214 shall also apply to automobile and trailer sales facilities.

All auto body service and/or repair activities shall be conducted within a wholly-enclosed building.

No outdoor storage of parts, equipment, lubricants, fuel or other materials, new or used or discarded, as part of the service or repair operation, shall be permitted.

All exterior vehicle storage areas shall be screened from adjoining residentially-zoned properties and roads.

The storage of unlicensed vehicles for more than 30 days is prohibited.

Any ventilation equipment outlets associated with the service/repair work area(s) shall not be directly toward any adjoining residentially-zoned or used property and conform to all outside agency requirements.

All vehicles shall be repaired and removed from the premises within 30 days.

The demolition or junking of vehicles, trailers, boats and other machinery is prohibited.

The provisions of § 27-1214 shall also apply to the auto body shops.

All auto body service and/or repair activities shall be conducted within a wholly-enclosed building.

No outdoor storage of parts, equipment, lubricants, fuel or other materials, new or used or discarded, as part of the service or repair operation, shall be permitted.

All exterior vehicle storage areas shall be screened from adjoining residentially-zoned properties and roads.

The storage of unlicensed vehicles for more than 30 days is prohibited.

Any ventilation equipment outlets associated with the service/repair work area(s) shall not be directly towards any adjoining residentially-zoned or used property and conform to all outside agency requirements.

All vehicles shall be repaired and removed from the premises within 30 days.

The demolition or junking of vehicles, trailers, boats and other machinery is prohibited.

The provisions of § 27-1214 shall also apply to the auto body shops.

All service and/or repair activities shall be conducted within a wholly-enclosed building.

No outdoor storage of parts, equipment, lubricants, fuel or other materials, new or used or discarded, as part of the service or repair operation, shall be permitted.

All exterior vehicle storage areas shall be screened from adjoining residentially-zoned properties and roads.

The storage of unlicensed vehicles for more than 30 days is prohibited.

Any ventilation equipment outlets associated with the service/repair work area(s) shall not be directly towards any adjoining residentially-zoned or used property and conform to all outside agency requirements.

All vehicles shall be repaired and removed from the premises within 30 days.

The demolition or junking of vehicles, trailers, boats and other machinery is prohibited.

All repair work creating a noise nuisance shall be performed inside a building.

Signs, off-street parking, and access driveways shall conform to the requirements of Parts 14 and 15.

Minimum Setbacks from Street Right-of-Way Lines.

Driveways shall be located as provided in this chapter.

Gasoline pumps and all service equipment shall be set back not less than 25 feet from any lot line and so located that vehicles stopped for service will not extend over the property line.

Access Drives.

Motor vehicles shall not be permitted to be parked or to stand on sidewalk areas.

Curbing. Except along access drives, a concrete curb eight inches in height must be placed along all street right-of-way lines.

Signs. As permitted in Part 14 of this chapter.

Outdoor Display. All merchandise, except oil racks, shall be displayed within a building. Vending machines shall be maintained in a semi-enclosed structure or within the building.

Storage. No outdoor stockpiling of tires, auto parts, or outdoor storage of trash is permitted. An area enclosed by a wall or fence, screened from view of adjoining properties, shall be provided whenever outdoor storage is permitted. No materials may be stored so as to create a fire hazard.

Lighting: All lights must be diverted inward and downward.

All uses involving drive-through services shall provide sufficient on-site stacking lanes to prevent vehicle back ups on adjoining roads.

The outdoor storage of unlicensed vehicles is prohibited.

All vehicles shall be repaired and removed from the premises within 30 days.

The demolition or junking of vehicles, trailers, boats and other machinery is prohibited.

One kiosk is permitted on the gasoline service island, no larger than 10 inches by 10 inches and within the pump setbacks.

Public sewer and public water facilities shall be utilized.

Each washing bay shall provide a minimum of one-hundred-foot long on-site stacking lane.

Trash receptacles shall be provided and routinely emptied to prevent the scattering of litter.

Only biodegradable and environmentally safe soaps and other chemicals (without phosphates) shall be used on site.

A traffic study is required.

On-lot traffic circulation channels and parking areas shall be clearly marked.

Water from the automobile washing shall not flow onto sidewalks or streets, to prevent hazards from ice.

Any automobile washing facility that is located within 200 feet of an existing residence shall not operate between the hours of 10:00 p.m. and 7:00 a.m.

Short-term overnight lodging to be provided; maximum guest stays shall be limited to 14 days.

Maximum of five guest rooms and 15 guests.

Breakfast served only to overnight lodgers and shall be the only meal provided.

Parking to be provided: a minimum of one off-street parking space per guest room plus two spaces for the owner, located in side or rear yard minimum of 20 feet from the property lines.

The inn must comply with local regulations regarding all application permits including, but not limited to:

The owner of the bed and breakfast establishment shall reside on the premises.

One sign shall be permitted. The maximum size shall be six square feet, and the minimum setback from the street right-of-way shall be five feet. The sign may not be illuminated by any other means except with a maximum of 100 watt incandescent bulb.

The remainder of the dwelling in which a bed and breakfast facility is located shall be used solely by the family in permanent residence. Bed and breakfast operations shall be conducted so as to be clearly incidental and accessory to the primary use of the site as a single family dwelling.

Evidence that all federal and/or state agencies have licensed the establishment prior to occupancy.

No person other than a member of the immediate family of the owner shall be employed on the premises.

All parking areas shall be screened from adjoining residentially-zoned properties.

All floors above-grade shall have direct means of escape to ground level. All fire escapes shall be constructed of durable material and maintained in an operable manner.

If on-lot sewer is present, certification must be obtained from the Township Sewage Enforcement Officer.

A bed and breakfast inn shall be limited to a building that was constructed prior to January 1, 1940, or to a lot with a minimum lot area of 15 acres.

They shall be of an intensive nature and shall employ a minimum of 20 persons.

They shall be limited to the following types of services or offices:

Drive-in facilities shall not be permitted.

Retail facilities and services are specifically prohibited.

Minimum Lot Area. Five acres.

Setbacks. All campsites shall be located at least 100 feet from any side or rear property line and at least 100 feet from any street line.

Each campsite shall be at least 3,000 square feet in size and shall either provide parking space for one automobile which will not interfere with the convenient and safe movement of traffic or equivalent parking shall be provided in a common parking area.

Each campsite shall abut a dust-free access drive. The pavement width of one way access drives shall be at least 12 feet and the pavement width of two-way access drives shall be at least 24 feet. On-drive parallel parking shall not be permitted.

Outdoor play areas shall be sufficiently screened and insulated so as to protect neighboring properties from inappropriate noise and other disturbances.

Consideration shall be given to possible traffic volume. If the nature of the campground is such that it will generate a high volume of vehicular traffic, exceeding 200 vehicles per day, then access shall be via an arterial or collector street as designated in the Township Comprehensive Plan.

Each campground must comply with all applicable requirements of state laws and regulations.

The plans for each campground shall be approved in accordance with the Subdivision and Land Development Ordinance [Chapter 22].

All campgrounds shall furnish centralized completely-enclosed sanitary and garbage collection facilities that are leak-proof and vector-proof that shall be set back a minimum of 100 feet from any property line. Such facilities shall be screened from adjoining residentially-zoned or used properties.

Any accessory retail or service commercial uses shall be set back a minimum of 200 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 have vehicular access from the campground's internal road rather than the public street. All accessory commercial uses and related parking shall be screened from adjoining residentially-zoned or used parcels. A maximum of 10 square feet per camp site will be allowed for any accessory retail or service commercial use.

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.

Every campground shall have an office in which shall be the person responsible for operation of the campground.

All water facilities, sewage disposal systems, rest rooms, solid waste disposal and vector control shall be approved and maintained in accordance with the requirements of the Pennsylvania Department of Environmental Protection.

All lighting shall be arranged and shielded so that no glare or direct illumination shall be cast upon adjacent properties or public streets.

The care center shall meet all requirements for certification and/or registration by the State of Pennsylvania where required. Proof of such certification and any recertification shall be provided to the Township.

Whenever a child care center is located in an I-Industrial District in a building which is also used and occupied for industrial purposes, the Fire Department of the Township shall conduct semi-annual inspections to determine whether the industrial occupants of such building are storing or processing combustible or flammable materials in such quantities as to be considered hazardous to the health, safety or welfare of the occupants of the child care center. Should such materials in such quantities be found to exist, the Fire Department shall require the industrial occupant or occupants upon whose premises the condition exists to correct or abate the same within 30 days. If, at the end of said thirty-day period, upon a further inspection, the condition shall not have been corrected or abated, then the Fire Department shall require the child care center to cease and terminate its operations at such locations within 30 days of the date of notice.

The child care center shall provide sufficient off-street parking, consisting of at least one parking space for each employee of the day care center, and at least one parking space for every four children enrolled in the day care center.

The child care center shall provide safe off-street pickup and drop-off points in order to minimize traffic congestion. Vehicles shall enter and exit from the pick-up and drop-off points at least 60 feet from any intersection.

An outdoor play area shall be provided. Off-street parking compounds shall not be used as outdoor play areas. Outdoor play areas shall not be located within the front yard and must be set back 25 feet from all property lines. Outdoor play areas shall be completely enclosed by a six-foot high fence, and screened from adjoining residentially-zoned or used properties. Any vegetative materials located within the outdoor play areas shall not be of a harmful type (poisonous, thorny, allergenic, etc.). All outdoor play areas must provide a means of shade such as a shade tree(s) or pavilion(s).

Minimum lot size as defined in zoning district.

All height, setback and coverage standards within the underlying district shall apply.

Public sewer and public water shall be used.

The subject property shall have frontage along a major arterial road, minor arterial road, or a collector road as defined in the Manchester Township Comprehensive Plan, as amended.

Parking and nonresidential access drive requirements as provided for in Part 15 shall be guaranteed.

A traffic study is required.

No public business office or storage yard shall be operated in connection with such use.

Climbing access to the tower shall be secured from use by unauthorized persons.

Any structure shall be set back from the property line at a distance equal to its height.

Buffers and screens shall be provided as necessary to adequately protect neighboring properties.

Any exterior lighting shall be directed away from all adjacent properties.

In addition, an accessory communications antenna shall be permitted by right in any district if it meets the following requirements:

A telecommunications tower, where allowed, may be placed on an easement or leased area that is part of a larger lot. Such lot may include another allowed use, provided all other requirements of this chapter are met.

In addition, an amateur "ham" radio antenna may only be allowed as an accessory use in all districts if the total height of the antenna above the ground does not exceed 60 feet. A taller height may be approved by as a special exception use if the applicant proves to the Zoning Hearing Board that such taller height is necessary to comply with Federal Communications Commission regulations.

Provide at least one parking space for every 100 square feet of retail space.

Minimum Setbacks from Street Right-of-Way Lines:

Driveways shall be located as provided in this chapter.

Gasoline pumps and all service equipment shall be set back not less than 25 feet from any lot line and so located that vehicles stopped for service will not extend over the property line.

Access Drives.

Motor vehicles shall not be permitted to be parked or to stand on sidewalk areas.

Curbing. Except along access drives, a concrete curb eight inches in height must be placed along all street right-of-way lines.

Signs. As permitted in Part 14 of this chapter.

Outdoor Display. All merchandise, except oil racks, shall be displayed within a building. Vending machines shall be maintained in a semi-enclosed structure or within the building.

Storage. No outdoor storage of trash is permitted. An area enclosed by a wall or fence, screened from view of adjoining properties, shall be provided whenever outdoor storage is permitted. No materials may be stored so as to create a fire hazard.

Lighting. All lights must be diverted inward and downward.

All uses involving drive-through service shall provide sufficient on-site stacking lanes to prevent vehicle back ups on adjoining roads. Drive-in facilities shall also comply with § 27-1226, "Drive-In Establishments."

Traffic studies shall be prepared in accordance with Township requirements and all appropriate traffic controls shall be installed.

Noise, lighting, dust and other nuisances shall be addressed in accordance with the requirements of § 27-1401 of this chapter.

Building setback shall be 50 feet from the property line.

The subject property shall also comply with §§ 27-804, 27-805, and 27-806 of this chapter.

Applicant must secure certification with the York Area Agency on the Aging or any other official social agency prior to occupancy approval by the Manchester Township.

The dwelling must be inspected by the Township Fire Chief and the Chief shall submit a written report to the Zoning Board with recommendation for fire safety equipment and any necessary recommendation to ensure adequate fire protection.

The maximum number of unrelated persons who are 18 years of age and above who are disabled physically, mentally, emotionally or aged, shall not exceed two per dwelling unit.

The use/occupancy permit shall be renewed annually, following an inspection by the Fire Chief and Zoning Officer to assure compliance.

Domiciliary care operations shall be conducted as an accessory use to the primary use of the property as a single family residence.

The domiciliary care home must be owner occupied and only family members residing on the premises shall provide the care associated with a domiciliary care facility.

No facilities for cooking or dining shall be provided in individual rooms or suites.

The home must comply with all local regulations including, but not limited to, fire, health and building codes.

Ingress and egress standards shall meet the requirements of the Township Subdivision and Land Development Ordinance [Chapter 22], along with the following provisions:

The entire parking area shall be paved with a permanent surface of concrete or asphaltic cement. All grading and drainage improvements shall meet the stormwater management requirements in the Township Subdivision and Land Development Ordinance [Chapter 22]. Any unpaved area of the site shall be landscaped with lawn or other horticultural materials, maintained in a neat and orderly fashion at all times and separated from the paved parking or driveway area by a raised curb or other equivalent barrier.

All drive-in establishment buildings and structures shall be designed and planned to take advantage of and be compatible with natural features of the site and area.

All drive-in establishments shall provide suitable storage of trash areas which are so designed and constructed as to allow no view of the trash storage from the street, to prevent waste from blowing around the site or onto adjacent properties or public rights-of-way, and to permit safe, easy removal of trash by truck or hand.

Exterior lighting proposed for use on the site shall be planned, erected, and maintained so the light is confined to the property and will not cast direct light or glare upon adjacent properties or public rights-of-way. The light source shall not be higher than 20 feet and shall not be directly visible from adjacent properties or public rights-of-way.

All drive-thru windows shall be separated from the parking lot's interior driveways and have stacking lanes of at least 200 feet in length for fast food establishments and 100 feet for other uses.

All exterior seating/play areas shall be completely enclosed by a four-foot high fence.

Outside speakers shall not be discernible from any residential area.

Ingress and egress standards shall meet the requirements of the Township Subdivision and Land Development Ordinance [Chapter 22], along with the following provisions:

All drive-in facility buildings and structures shall be designed and planned to take advantage of and be compatible with natural features of the site and area.

Exterior lighting proposed for use on the site shall be planned, erected, and maintained so the light is confined to the property and will not cast direct light or glare upon adjacent properties or public rights-of-way. The light source shall not be higher than 20 feet and shall not be directly visible from adjacent properties or public rights-of-way.

All drive-through windows shall be separated from the parking lot's interior driveways and have stacking lanes of at least 100 feet in length.

Outside speakers shall not be discernible from any residential area.

All automated teller machines shall be located so that the on-site movement of vehicles will not be hampered by those cars belonging to persons using the automated teller machines.

Minimum Lot Area. Twenty thousand square feet.

Public sewer and public water shall be used.

All height area, setback and coverage standards within the underlying district shall apply.

Emergency entrances shall be located on a building wall facing away from adjoining residentially-zoned properties.

The applicant shall demonstrate proof of an approved means of disposal of all solid, medical and hazardous wastes.

Parking and access drive requirements shall comply with Part 15 of the chapter.

In any A-Agricultural, O-Office, C-Commercial, and I-Industrial Districts, group quarters shall be permitted as a special exception.

Any group quarters shall have a minimum of 350 square feet of habitable floor area provided for each occupant.

A common kitchen and dining facility shall be provided and no cooking or dining facilities shall be provided in individual rooms or suites. This provision is not intended to require any kitchen and dining facilities if the affiliated institution provides them elsewhere.

All group quarters housing more than eight occupants shall be connected to public water and public sanitary sewage facilities. All group quarters housing between five and eight occupants not proposed to be connected to the public sewer shall obtain certification from the Sewage Enforcement Officer that the septic system is adequate.

All group quarters shall comply with the Federal Life Safety Code, the rules and regulations of the Pennsylvania Department of Labor and Industry and all other applicable building, safety and fire codes of the federal, state or local government.

Off-street parking shall be provided for all group quarters based upon one parking space for each occupant.

Employees or pupils. No more than one employee, who is a resident member of the family, may be employed in a home occupation. No more than three pupils may receive instruction at any one time.

Appearance. The character or external appearance of the dwelling unit or accessory structure must be that of a dwelling unit or accessory structure. No display of products may be shown so as to be visible from outside the dwelling.

Signs. A name plate not larger than two square feet in area is permitted. It may be illuminated by indirect lighting only.

Parking. In addition to the required parking for the dwelling unit, additional parking located in the rear yard is required as follows:

Coverage. The allowable area used for a home occupation shall not exceed 25% of the total floor space of all floors and in no case shall exceed 50% of the floor area of one floor.

Minimum Lot Area. Five acres.

Public sewer and public water shall be used.

The subject property shall have frontage along a major arterial road, minor arterial road or a collector road as defined in the Manchester Township Comprehensive Plan, as amended.

All height area, setback and coverage standards within the underlying district shall apply.

Emergency entrances shall be located on a building wall facing away from adjoining residentially-zoned properties.

The applicant shall demonstrate proof of an approved means of disposal of all solid, medical and hazardous wastes.

A traffic study is required.

Parking and access drive requirements shall comply with Part 15 of the chapter.

Screen plantings and bufferyards shall be provided in accordance with the requirements of this chapter.

Outside speakers for broadcasting music or religious messages shall not be permitted.

Accessory uses such as gymnasiums or similar facilities must be reviewed for appropriateness and general impact by the Zoning Hearing Board.

If kitchen facilities are provided, connection to the sanitary sewer are required.

One house of worship related residence is allowed on the lot subject to provisions of the district in which the house of worship is located.

Although § 27-1102 specifies a maximum fence height of six feet, the area used for junk yard purposes shall be completely enclosed with a solid fence or wall at least eight feet high, constructed of opaque material, with access only through solid gates. Such fence or wall shall be located no closer to any lot line than the minimum setback requirements of the district. The area in front of the fence shall be landscaped and shielded with trees and shrubbery.

The contents of a junk yard shall not be placed or deposited to a height greater than the height of the fence or wall required by Subsection 1 above.

Applicants shall submit plans to the Township at the time of requesting a special exception, for controlling vectors including mosquitoes and rats and other vermin.

The junk yard shall not be located within 500 feet of a dwelling unit.

The collection, storage and disposal of automotive related fluids must meet state and federal requirements.

Kennels shall have a minimum lot size of five acres.

Minimum of five off-street parking spaces plus one for each employee.

One sign shall be permitted six square feet in area located a minimum of 20 feet from the street right-of-way.

All areas used for exercise shall be securely fenced.

All animals shall be within a completely enclosed building which shall be a minimum of 100 feet from any property line.

Animals shall be permitted to exercise daily between the hours of 8:00 a.m. - 8:00 p.m. All outdoor exercise areas shall be 200 feet from any property line.

Satisfactory evidence must be presented to indicate that adequate storage and disposal of animal waste will be provided in a manner that will not create a public health hazard or nuisance.

Laundry and dry cleaning establishments shall be intended for large-scale commercial operations only.

Adequate provisions for chemical storage and waste disposal shall be made in accordance with PADEP requirements, EPA requirements and requirements of the wastewater treatment plant serving the facility.

Public sewer and public water shall be used.

All activities shall be conducted within a completely enclosed building.

Any exhaust ventilation equipment shall be directed away from adjoining residentially-zoned or used property.

Public sewer and public water shall be used.

All activities shall be conducted within a completely enclosed building.

Dry cleaning services shall be limited to pick-up and drop-off only, with no on-site dry cleaning permitted.

Any exhaust ventilation equipment shall be directed away from adjoining residentially-zoned or used property.

Self-service laundromats shall require one off-street parking space for each 1.5 washing machines; other laundry-related uses shall provide one off-street parking space for each 400 square feet of gross floor area.

During operation or clean up or maintenance, all windows and doors on walls facing adjoining residential zones or uses shall be kept closed.

A traffic study is required.

Minimum lot area: one acre.

Minimum lot width: one hundred fifty feet.

Minimum side yard: twenty-five feet.

All off-street setback parking areas shall be set back at 25 feet from the street right-of-way line.

Parking requirements shall be one space per each 600 square feet of floor area open to the public (see § 27-1502, Subsection 3Q).

Access Drive Requirements. See § 27-1506, "Non-Residential Access Drive Requirements."

The subject property shall have frontage along a major arterial road, minor arterial road, or a collector road as defined in the Manchester Township Comprehensive Plan, as amended.

A massage parlor shall not be permitted to be located within 500 of an adult regulated facility measured lot line to lot line.

A massage parlor shall not be located within 500 feet of any public or private school, public recreation facility, house of worship, child care facility or any dwelling unit.

Parking shall be established at the minimum rate of one parking space for each 100 square feet of gross floor area plus one additional parking space for each employee.

Parking shall be provided by parking/driving lanes adjacent to the buildings. These lands shall be at least 26 feet 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.

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 is screened from adjoining residentially zoned land and adjoining roads, and is located behind the minimum front yard setback line. This provision shall not be interpreted to permit the storage of partially dismantled, wrecked, or inoperative vehicles.

All storage shall be kept within an enclosed building except that the storage of flammable, highly combustible, explosive or hazardous chemicals and munitions 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.

It shall be prohibited to store gasoline, diesel fuel, paint, paint remover, and other flammable materials. Also the repair, construction, or reconstruction of any boat, engine, motor vehicle or furniture is prohibited.

Mini-warehouses shall be used solely for the dead storage of property. The following uses are expressly prohibited.

The minimum tract area shall be two acres.

All lighting shall be shielded to direct light onto the uses established and away from adjacent property.

Landscaping and bufferyards in accordance with the provisions of § 27-1105 of this chapter shall be provided.

If a manager/business officer is established on the site, at least four off-street parking spaces must be provided adjacent to the office.

Rental vehicles shall only be permitted as an accessory use. All vehicles offered for rental shall be parked on a paved surface and located beyond the minimum setback line.

No habitation will be permitted except for resident manager.

A mini-storage warehouse may also include a facility for storage in which individual storage units are held in condominium ownership by various entities, with each entity having its own exterior access to its storage unit in such case: (1) the lot shall remain in single ownership, and (2) a condominium form of ownership of individual buildings, with a legally binding property-owners association, shall be established. The applicant shall prove to the satisfaction of the Zoning Officer, based upon review by the Township Solicitor, that there will be appropriate legal mechanisms in place to ensure the proper operation under the condominium arrangement.

The minimum tract area shall be 10 acres.

Public sewer and public water approved by the Pennsylvania Department of Environmental Protection must be utilized, and each lot must be not less than 5,000 square feet in area and not less than 50 feet wide at the building setback line. The total number of dwelling units within the mobile home park divided by the total acreage of the mobile home park shall not exceed an average density of four dwelling units per acre. A minimum of 15% of the total acreage of the mobile home park shall be permanently set aside for recreational use by the residents of the development. This recreation requirement shall be in place of recreation land or fee requirements in the Subdivision and Land Development Ordinance [Chapter 22].

Regardless of lot size, the side yard distances measured from outside each mobile home to the lot line shall not be less than 30 feet in total and no one side distance less than 12 feet. Front yards shall not be less than 20 feet and rear yards shall not be less than 10 feet and in no case, shall the distance between any two mobile homes be less than 30 feet.

The Zoning Hearing Board may require suitable screen planting, or may restrict the proximity of mobile homes or other improvements to adjoining properties, or may attach such other conditions or safeguards to the use of land for a mobile home park as the Board may deem necessary to protect the general welfare.

A mobile home park and extension thereof shall also comply with all applicable state and/or Township regulations now in effect or hereafter enacted.

Must also comply with the provisions of the Subdivision and Land Development Ordinance of Manchester Township [Chapter 22], as amended.

No vehicle or trailer or display shall occupy any part of the existing or future street right-of-way, required parking area or required buffer area.

All applicable portions of § 27-1214 shall also apply to automobile and trailer sales facilities.

All mobile homes shall be screened from adjoining residentially-zoned properties.

Signs, off-street parking and access driveways shall conform to the requirements of Parts 14 and 15.

As a part of each application, the applicant shall furnish an accurate survey site plan at a scale no less than one inch equal 400 feet, showing the location of the tract or tracts of land to be affected by the operation. The surveyed site plan shall be sealed by a registered professional engineer or a registered professional land surveyor and shall include the following:

The applicant shall obtain any required permit or permits from the Department of Environmental Protection of the Commonwealth of Pennsylvania, or any successor agency thereto, and shall present such permit or permits to the Zoning Hearing Board.

The applicant shall present duplicate sets of the plans, specifications, applications and supporting data that have been or shall be presented to the Department of Environmental Protection for review to the Zoning Hearing Board. If such special exception is granted, the operator shall continue to present such documentation to the Township when it is submitted to the Department of Environmental Protection.

Operation of the facility shall at all times comply with all applicable state and federal statutes and regulations. This shall include, but not be limited to, the Non-Coal Surface Mining Conservation and Reclamation Act, Act of December 19, 1984, P.L. 10993, No. 219, as amended, 52 P.S. § 3301 et seq., or any subsequent amendment or enactment of the Pennsylvania General Assembly regulating mining, and the regulations of the Department of Environmental Protection implementing such statutes.

The minimum lot area shall be 50 acres.

A fence measuring eight feet high must enclose the area of actual quarrying or excavation. It shall not be less than 50 feet from the edge of excavation. The fence used shall have openings less than three inches in any dimension, if any. A vegetative screen must be provided along the outside of the fence, facing away from the quarry, with plantings at least 36 inches high and placed in a double-staggered row with no more than five feet between plants. The vegetation shall be of a variety to obtain a height of at least eight feet at maturity. Where adjacent to a residential district or public right-of-way, trees and shrubs shall be planted which will screen the operation completely from normal view. All screenings and buffers required by § 27-1105 herein shall be provided.

The applicant shall demonstrate that the water supplies for neighboring properties shall not be adversely affected by the proposed use. In order to fulfill this requirement, the applicant shall submit to the Zoning Hearing Board a hydrogeologic study performed by a qualified hydro geologist or other similar professional. Such study shall be prepared in accordance with accepted hydrogeological standards and practices; shall contain the sources of all test data, including but not limited to wells evaluated as part of the study; and shall clearly set forth the conclusions and recommendations of the professional.

The operator shall limit access to the site to those posted times when an attendant is on duty. In order to protect the public health, safety and welfare, access drives shall be secured by fences, locks, gates, and other means to deny access at unauthorized times.

Vehicular access shall be designed as to minimize danger and congestion along adjoining roads and to avoid the creation of nuisances to nearby properties.

Sufficiently-long vehicle stacking lanes into the facility shall be provided so that vehicles waiting to be weighted will not back-up onto public roads.

All access drives onto the site shall be paved to a cartway width of 35 feet for a distance of at least 200 feet from the street right-of-way line. In addition, a one-hundred-foot-long crushed stone section of driveway shall be placed just beyond the preceding two-hundred-foot paved section to help collect any mud that may be attached to a vehicle's wheels.

The facility shall front upon and gain access from, a rural major collector or arterial road.

The applicant shall provide an analysis, prepared by a professional engineer experienced in the field of traffic analysis, of the physical conditions of the primary road system serving the site.

If the traffic study demonstrates that improvements to Township or state roads shall be required in order to serve the proposed use or to alleviate the direct impacts of the proposed use upon the traffic network, the applicant shall make such improvements.

The operator shall maintain and make available to the public at its office all permits and approved plans required by all governments regulatory agencies having jurisdiction over the permitting, operation, maintenance and/or reclamation of such a facility.

The operator shall provide the Township with copies of any notices of violation received from the Department of Environmental Protection or U.S. Environmental Protection Agency within two weeks from the date such notice of violation was received by the operator.

There shall be no operations on Sunday or legal holidays and no operation between 7:00 p.m. and 7:00 a.m. on other days.

All mining operations shall comply with the following requirements:

At the time of application for a special exception, an operations statement shall be submitted which shall include a detailed description of methods for satisfactorily handling operations with respect to the emission of noise, dust, blast, smoke, refuse matter or water, odor, gas, fumes or similar substances or conditions which may endanger the health, safety, or general welfare or which can cause any soiling or staining of persons or property beyond the property line. All such operations statements shall be in full compliance with all applicable state and federal statutes and regulations as well as this chapter. All pollution, soil erosion and sedimentation control, and other environmental problems created during the operation including the production, transportation, processing, stockpiling, storage and disposal of products, by-products and wastes shall be corrected by the operator.

At the time of application for a special exception, a reclamation plan shall also be submitted setting forth the following information:

After the termination of operations, the area must be rehabilitated to conform with the reclamation plan and all applicable federal and state statutes and regulations.

Within 90 days after the commencement of surface mining operations and each year thereafter, the operator shall file an operations and progress report with the Zoning Officer setting forth the following:

A five-hundred-foot setback shall be maintained from all property lines during the operation of the quarry or mine within which quarrying or mining activities, including blasting and stone crushing, shall not be permitted.

No structures or parking areas shall be located closer than 100 feet to any property line.

Waste products ion waste containers may be placed within side and rear yards, provided that they are screened from adjoining roads and properties. All such containers shall be set back not less than 100 feet from any adjoining property. All such containers shall be completely enclosed by a fence or wall.

Where screening, plantings or fencing have been installed, such screening, plantings and fencing shall be permanently maintained. All required plant materials which die shall be promptly replaced in accordance with recognized nursery standards. All fencing shall be maintained in good repair.

No part of the subject property shall be located within 500 feet of any residentially-zoned land, or 150 feet from all other districts or 200 feet from any dwelling used as a home.

The applicant shall furnish evidence that the proposed use shall not be detrimental to the use of adjoining properties due to hours of operation, light, and/or litter or other nuisance.

The applicant shall furnish evidence as to how the use will be controlled as to not constitute a nuisance due to noise or loitering outside the building.

A daily working plan detailing how the cleanup of litter shall be undertaken by the applicant shall be provided to the Zoning Hearing Board.

Lot Size.

Yard Setback.

An asphalted paved parking surface shall be provided.

Lighting outside shall not glare off site.

Public water and public sewer shall be required to serve a tavern.

Providers shall comply by installing an interconnected fire alarm system, an outward swinging exit door with panic bar and sprinkler system.

Minimum lot area: two acres.

Minimum lot width: 200 feet.

Maximum dwelling unit density for retirement villages: 12 dwelling units per acre.

No more than 60% of the subject property shall be covered with buildings, parking and loading areas and/or impervious surfaces. Building coverage shall not exceed 35% of the total site coverage.

A maximum of 25% of the lot area shall be landscaped with trees and shrubbery.

Required Parking.

Public water and sewer are required.

No structure shall be closer than 50 feet to any lot or street line.

Bufferyards in accordance with this chapter shall be provided.

Direct access to an arterial or collector road as designated in the Township Comprehensive Plan.

All proposed streets and access drives should follow the provisions of the street design requirements of the Subdivision and Land Development Ordinance [Chapter 22].

Individual parcels of not less than two acres shall be provided.

The Office Center shall have a minimum of 200 feet of public street frontage. There shall be no minimum public street frontage for individual parcels within the center, although an adequate right-of-way of access shall be provided for each parcel.

Yards of the following minimum depths and widths shall be provided:

No building shall be erected to a height in excess of 35 feet; provided, however, that this height may be increased by one foot for each additional foot that the width of each yard exceeds the minimum required.

All internal streets providing access to parcels within the Center shall be a minimum of 24 feet in width constructed to Township specifications. These streets shall remain private and not offered for adoption by the Township. Each parcel shall have a minimum of fifty-foot frontage upon such a street. There shall be no limit upon the length of a private cul-de-sac street.

The office center shall have a minimum of one street access to a major arterial road, minor arterial road or a collector road as defined in the Manchester Township Comprehensive Plan, as amended.

All parcels shall be served by public water and sewer. All utilities shall be installed underground.

Drive-in facilities shall not be permitted.

Retail facilities and services are specifically prohibited.

Such use shall not be primarily for gain or profit, except when located in the C-Commercial zone.

Parking shall be provided in accordance with the provisions of this chapter.

A buffer yard of 30 in width and a screen planting shall be provided of a height and type as approved by the Zoning Hearing Board.

Where an outdoor recreational use, other than a golf course, adjoins or is in a residential district trees and shrubs must be planted on the site of this use so as to form an effective visual barrier between the outdoor recreational use and adjoining residential properties.

Consideration shall be given to traffic problems. If the nature of the park or open space area is such that it will generate a high volume of vehicular traffic then access should be via an arterial or collector street as designed in the Township's Comprehensive Plan.

The Zoning Hearing Board shall decide the appropriateness of the design of parking, lighting, and similar feature of the proposed use to minimize adverse impacts on adjacent properties.

Existing trees and vegetation shall be preserved, to the extent possible, to keep the area natural.

All height, area, setback and coverage standards within the underlying district shall apply.

No part of a public/nonpublic school property shall be located within 1,000 feet of a property containing an adult-related facility (as defined herein), nor 300 feet of a property containing an automobile or gasoline service station. All off-street parking shall be set back at least 25 feet and screened from adjoining property lines.

An outdoor play area shall be provided, at a rate of 100 square feet per individual enrolled. Off-street parking lots shall not be used as outdoor play areas. Outdoor play areas shall not be located within the front yard and must be set back 25 feet from all property lines. Outdoor play areas shall be completely enclosed by a six-foot high fence, and screened from adjoining residentially-zoned properties. Any vegetative materials located within the outdoor play areas shall not be of a harmful type (poisonous, thorny, allergenic, etc.). All outdoor play areas must provide a means of shade such as a shade tree(s) or pavilion(s).

Enrollment shall be defined as the largest number of students on the site at any one time during a seven-day period.

Passenger "drop-off" and "pick-up" areas shall be provided and arranged so that students do not have to cross traffic lanes on or adjacent to the site.

The minimum lot area for public/non-public schools within the RH-High Density Residential District shall be one acre. In other districts, the minimum lot area requirements shall be five acres.

Parking as provided for in Part 15 shall be guaranteed.

A traffic study is required.

Each school will install an inter-connected fire alarm system to an outside monitoring agent, outward swinging exit doors with a panic bar, and sprinkler system.

The subject property shall have frontage along a major arterial road, minor arterial road, or a collector road as defined in the Manchester Township Comprehensive Plan, as amended.

If located within a Residential, C-Commercial, FP-Floodplain, or A-Agricultural District, the applicant must demonstrate that the selected location is necessary for public service and the use cannot be supplied if located elsewhere.

If located within a Residential District, all buildings and structures shall be designed (to the extent possible) to have the exterior appearance of a residence.

In any Residential District, the outdoor storage of vehicles or equipment, used in the maintenance of a utility, shall not be permitted; in a nonresidential district, all outdoor storage parking and/or loading areas shall be screened from adjoining roads and all properties. In addition, landscape regulations for the district shall be followed.

There shall be no specific minimum lot size; however, each lot shall provide front, side, and rear yard setbacks and comply with the maximum lot coverage requirements and impervious surface bed as prescribed in the underlying district.

All structures shall be set back a distance at least equal to the height of the structure, from all adjoining property lines, and height regulations for the district shall be followed.

The use shall emit no obnoxious noise, glare, dust, odor, vibration, electrical or microwave disturbance, or any other objectionable impact, nuisance, or safety hazard beyond the subject property.

Shall have a minimum lot size of five acres.

One sign shall be permitted six square feet in area located with a setback equivalent to the height of the sign.

All animals except while exercising or pasturing shall be confined in a building erected or maintained for that purpose.

The building required by Subsection 1C hereof, shall not be erected or maintained within 300 feet of any lot line and 75 feet from any public or private road.

All areas used for exercising and pasturing shall be securely fenced.

Satisfactory evidence must be presented to indicate that adequate storage and disposal of animal waste will be provided in a manner that will not create a public health hazard or nuisance.

No more than 10 equine are kept with the exception that one additional equine may be kept for each additional acre of land over five acres.

The building shall not be less than 200 square feet in size for one equine, with an additional 200 square feet for each added equine.

All outdoor training, show, riding, boarding, or pasture areas shall be enclosed by a minimum four-foot high fence, which is located at least 25 feet from all property lines. All enclosure shall be set back a minimum of 100 feet from any adjacent residence whose owner is not the owner of this use.

All parking compounds and unimproved overflow parking areas shall be set back at least 10 feet from adjoining lot 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. There shall be one space for each nonresident employee and one space for every two equines kept on the property.

All height, area, setback and coverage standards within the underlying district shall apply.

Enrollment shall be defined as the largest number of students on the site at any one time during a seven-day period.

Passenger "drop-off" and "pick-up" areas shall be provided and arranged so that students do not have to cross traffic lanes on or adjacent to the site.

Parking as provided for in Part 15 shall be guaranteed.

The subject property shall have frontage along a major arterial road, minor arterial road, or a collector road as defined in the Manchester Township Comprehensive Plan, as amended.

Access must be via an arterial or collector street as designated in the Township Comprehensive Plan. In addition, a traffic study shall be prepared in accordance with Township requirements and all appropriate traffic controls shall be installed.

Screen plantings and bufferyards shall be installed in accordance with the requirements of this chapter.

All buildings must be set back at least 50 feet from any property line and 100 feet from a street line.

The development shall be completed as a unified site plan and architectural and landscape plan and under single ownership or guaranteed unified management control. A shopping center shall be deemed a subdivision.

All parking shall be off-street.

Sign regulations in Part 14 shall be followed.

Maximum building coverage shall be 30%.

Parking shall be in compliance with all portions of Part 15. No parking shall be located less than 30 feet from any property line.

Minimum lot size shall be five acres.

No permanent storage of materials, products or goods intended for sale or inventory shall be permitted outside a building, and no merchandise shall be displayed or offered for sale beyond the front line of a building, or the side lines of a building.

Lot coverage of impervious surface shall be no greater than 80%.

Skeet and rifle ranges shall be directed away from residential areas and adequate backstopping shall be provided to protect surrounding areas from stray bullets or arrows.

Outdoor shooting hours shall be limited from 8:00 a.m. to one-hour before sunset.

No hunting shall be permitted on the grounds within specified safety zones of on-site or off-site buildings and dwellings.

The applicant shall obtain any required permit or permits from the Department of Environmental Protection of the Commonwealth of Pennsylvania, or any successor agency thereto, and shall present such permit or permits to the Zoning Hearing Board.

The applicant shall present duplicate sets of plans, specifications, applications and supporting data that have been or shall be presented to the Department of Environmental Protection for review to the Zoning Hearing Board. If such special exception is granted, the operator shall continue to present such documentation to the Township when it is submitted to the Department of Environmental Protection.

Operation of the facility shall at all times comply with all applicable state and federal statutes and regulations. This shall include, but not be limited to, the Municipal Waste Planning, Recycling and Waste Reduction Act or any subsequent amendment or enactment of the Pennsylvania General Assembly regulating waste recycling and recovery and the regulations of the Department of Environmental Protection implementing such statutes.

Operation of the facility shall at all times comply with all applicable regulations of the York County Solid Waste Authority or any successor agency. Any permits or approvals required by such agency shall be obtained by the applicant and evidence of the grant of such permits or approvals shall be submitted to the Township.

The minimum lot area shall be 10 acres.

A fence measuring eight feet high shall enclose the facility. The fence used shall have openings less than three inches in any dimension, if any. A vegetative screen must be provided along the outside of the fence, facing away from the facility, with plantings at least 36 inches high and placed in a double-staggered row with no more than five feet between plants. The vegetation shall be of a variety to obtain a height of at least eight feet at maturity. All screenings, and buffers required by § 27-1105 shall be provided. The use shall be screened completely from normal view.

The applicant shall demonstrate that the water supplies for neighboring properties shall not be adversely affected by the proposed use. In order to fulfill this requirement, the applicant shall submit to the Zoning Hearing Board a hydrogeologic study performed by a qualified hydro geologist or other similar professional. Such study shall be prepared in accordance with the accepted hydrogeological standards and practices; shall contain the sources of all test data, including but not limited to wells evaluated as a part of the study; and shall clearly set for the conclusions and recommendations of the professional.

The operator shall limit access to the site to those posted times when an attendant is on duty. In order to protect the public health, safety and welfare, access drives shall be secured by fences, gates, locks or other means to deny access at unauthorized times.

Vehicular access shall be designed as to minimize danger and congestion along adjoining roads and to avoid the creation of nuisances to nearby properties.

Sufficiently-long vehicle stacking lanes into the facility shall be provided so that vehicles waiting to be weighted will not back upon onto public roads.

All driveways onto the site shall be paved to a cartway width of 35 feet for a distance of at least 200 feet from the street right-of-way line. In addition, a one-hundred-foot-long crushed stone section of access drives shall be placed just beyond the preceding two-hundred-foot paved section to help collect any mud that maybe attached to a vehicle's wheels.

The facility shall front upon, and gain access from, a rural major collector or arterial road as defined in the Township Comprehensive Plan.

The applicant shall provide an analysis, prepared by a professional engineer experienced in the field of traffic analysis, of the physical conditions of the primary road system serving the site.

If the traffic study demonstrates that improvements to Township or state roads shall be required in order to serve the proposed use or to alleviate the direct impacts of the proposed use upon the traffic network, the applicant shall make such improvements.

The operator shall maintain and make available to the public at its office all permits and approved plans required by all governmental regulatory agencies having jurisdiction over the permitting, operation, maintenance and/or reclamation of such a facility.

The operator shall provide the Township with copies of any notices of violation received from the Department of Environmental Protection of U.S. Environmental Protection Agency within two weeks from the date such notice of violation was received by the operator.

Operating schedule shall be provided by the applicant and subject to review.

Litter control measures shall be implemented to prevent scattering of materials and a plan for the clean-up of litter shall be submitted to the Township.

All municipal waste awaiting recycling or resource recovery shall be stored within an enclosed area.

Setbacks.

Building Height.

Where screening, plantings or fencing have been installed, such screening, plantings and fencing shall be permanently maintained. All required plant materials which die shall be promptly replaced in accordance with recognized nursery standards. All fencing shall be maintained in good repair.

The unloading, transfer and deposition of materials shall be continuously supervised by a qualified facility operation. Vibrations and emissions into the air shall not be permitted outside the property. All regulations relating to the control of noise shall be observed.

No part of the subject property shall be located within 500 feet of any residentially-zoned land, or 150 feet from all other districts or 200 feet from any dwelling used as a home.

The applicant shall furnish evidence that the proposed use shall not be detrimental to the use of adjoining properties during hours of operation, light, and/or litter or other nuisance.

The applicant shall furnish evidence as to how the use will be controlled as to not constitute a nuisance due to noise or loitering outside the building.

A daily working plan detailing how the cleanup of litter shall be undertaken by the applicant shall be provided to the Zoning Hearing Board.

Lot Size.

Yard Setback.

An asphalted paved parking surface shall be provided.

Lighting outside shall not glare off site.

Public water and public sewer shall be required to serve a tavern.

Providers shall comply by installing an interconnected fire alarm system, an outward swinging exit door with panic bar and sprinkler system.

Minimum lot area: two acres.

Minimum lot width: 200 feet.

Maximum building height: 35 feet. Fifty feet in the I-Industrial District (with no limit to the number of actual stories). Canopies over drive-through areas shall have a minimum clearance of 16 feet.

Maximum density: 25 residents per acre.

Coverage. No more than 60% of the subject property shall be covered with buildings, parking and loading areas and/or impervious surfaces. Building coverage shall not exceed 35% of the total site area.

Landscaping. A maximum of 25% of the lot area shall be landscaped with trees and shrubbery, excluding the area of dense screen planting.

Required Parking.

Public water and sewer are required.

Buffer yards in accordance with this chapter shall be provided.

The facility shall have direct access to an arterial or collector road as designated in the Township Comprehensive Plan.

All proposed street and access drives should follow the provisions of the street design requirements of the Subdivision and Land Development Ordinance [Chapter 22].

A copy of the current license for the facility, issued by the Commonwealth of Pennsylvania, shall be kept on file with Manchester Township.

A minimum of 90% of the resident population must be ambulatory.

Those residents that are not ambulatory must be located on the first floor of the facility.

P-1, P-2, P-7, P-9 and P-10 (excludes P-7A and P-9A).

If a sign existing on the date of enactment of this section is changed to a CEVMS, the existing size of the sign shall be determined to be the allowable square footage of the CEVMS.

The only exception shall be in the instance when the sign is used to alert the public of an emergency.

Sensors are required so that as the surrounding light moves to darkness the intensity of the lighting on the sign is reduced.

Only one CEVMS will be permitted per lot.

Shall only advertise products/services related to the business to which the sign is assigned.

At least one time per cycle the time and/or temperature must be displayed.

Messages may change.

Must be made available to the municipality or other government for public service type messages such as amber alerts, evacuation routes, road closures, etc.

Shall not be in eyesight of another CEVMS billboard P-10 face.

Messages may change.

A minimum of two access points must be provided and must be on two separate streets, although at the discretion of the Zoning Hearing Board more ingress or egress points may be required. One of these access points may be an emergency access that would not be required to access a collector or arterial street, but either requiring or permitting this shall be at the discretion of the Zoning Hearing Board.

If the emergency access point accesses a street of lesser classification, the access point shall be secured from general access by a gate or other means. The permitting of an emergency access shall take into consideration general traffic flow and the neighborhood through which an emergency access would operate.

Retail sales of goods.

Restaurants, including fast food (excluding drive-through service).

Day-care services.

Food and beverage concessions (may include outdoor, temporary concession facilities).

Medical and dental offices and clinics.

Conference and meeting spaces.

Arcades.

Any Monday holidays shall have the same times as a Sunday.

No outdoor lighting may be turned on before 8:00 a.m.

The time for lighting does not include outdoor security lighting, which may be kept on at hours later than those hours for the lighting of fields.

Any increase in these hours may be permitted by the Zoning Hearing Board if the applicant can demonstrate to the satisfaction of the Zoning Hearing Board that the impact on neighboring properties will be negligible due to the distance from residential properties, the installation of substantial screening, or other physical properties which may cause the Zoning Hearing Board to, in its discretion, extend the hours in question.

Under no circumstance shall the use of outdoor lighting of athletic fields be permitted beyond 11:00 p.m.

Any outdoor scoreboard shall be limited to 100 square feet in total size, including any advertising or naming banners.

All outdoor scoreboards shall not have any animation features.

All outdoor scoreboards or other lighting displays shall be directed away from any residential property.

The facility shall have a minimum of one parking space for each 200 square feet of gross building floor area.

The facility shall also provide a minimum of 100 automobile parking spaces for each outdoor multiuse field.

There shall be provisions for bus parking in addition to the required automobile parking in Subsection L(1) and (2) above.

A minimum of one space shall be reserved for emergency vehicles in addition to the required automobile parking in Subsection L(1) and (2) above.

Additional parking for peak use periods may be provided in a grassed overflow parking area utilizing stabilization products. Such overflow parking areas shall be accessible only from the interior driveways of the permanent parking lot.

Parking spaces shall be 10 feet wide and 18 feet long. Parking shall comply with the requirements of the Americans with Disabilities Act.[1]

Skeet shooting.

Rifle range.

Archery range.

Golf driving range.