In addition to the general criteria listed in §§ 220-107C and §§ 220-118B, the following sets forth standards that shall be applied to each individual special exception or conditional use. These standards must be satisfied prior to approval of any application for a special exception or conditional use. The applicant shall be required to demonstrate compliance with these standards and must furnish whatever evidence is necessary to demonstrate such compliance. All uses must comply with the standards expressed within the underlying zone, unless those standards expressed for each special exception or conditional use specify different standards; in such cases the specific special exception or conditional use standards shall apply.

For the purposes of this Article IV, any required setbacks imposed upon special exceptions or conditional uses shall be measured from the boundary line of the site for which the special exception or conditional use is requested, regardless of whether or not this line corresponds to a property line or a lease line.

The applicant shall explain the reasons why the accessory building must exceed 680 square feet (or 1,000 square feet in the R-1 Zone) in gross floor area. Furthermore, the applicant must describe the intended use of the accessory building, which must be incidental to the principal use of the property but not associated with a home occupation.

The maximum permitted height for accessory buildings exceeding 680 square feet (or 1,000 square feet in the R-1 Zone) in size shall be 20 feet.

The applicant shall demonstrate that the lot coverage requirements of the zone in which the accessory building is proposed will not be violated.

The Zoning Hearing Board may require the erection of a landscape screen on the subject property if it determines that the proposed use would disrupt the character of the neighborhood and/or adjoining properties.

An adult-related use shall not be permitted to be located within 1,000 feet of any other adult-related use.

No adult-related use shall be located within 200 feet of any residentially zoned land.

No establishment shall be located within 1,000 feet of any parcel of land which contains any one or more of the following specified land uses:

The distance between any two adult entertainment establishments shall be measured in a straight line, without regard to intervening structures, from the closest point on the exterior parcel line of each establishment. The distance between any adult entertainment establishment and any land use specified above shall be measured in a straight line, without regard to intervening structures, from the closest point on the exterior parcel line of the adult entertainment establishment to the closest point on the property line of said land use.

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-related use shall have an opaque covering over all windows or doors of any area in which materials, merchandise or film are exhibited or displayed, and no sale materials, merchandise or film shall be visible from outside the building or structure.

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

Each entrance to the premises shall be posted with a notice specifying that persons under the age of 17 years are not permitted to enter therein, and warning all other persons that they may be offended upon entry.

No adult-related use may change to another adult-related use, except upon approval of an additional conditional use.

The use shall not create an enticement for minors because of its proximity to nearby uses where minors may congregate.

No unlawful sexual activity or conduct shall be permitted.

No more than one adult-related use may be located within one building or shopping center.

All activities shall take place within a completely enclosed building.

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

A minimum of one parking space for each 80 square feet of gross leasable floor area shall be provided. In addition, any accessory uses (e.g., snack bar) shall also require parking to be provided in accordance with the schedule listed in § 220-32 of this chapter.

A working plan for the cleanup of litter shall be furnished and implemented by the applicant.

The subject property shall have a minimum width of 125 feet.

The subject property shall front on an arterial road as defined in § 220-36 of this chapter.

The subject property shall be located at least 300 feet from any lot containing a school, day-care facility, playground, library, hospital or nursing, rest or retirement home.

The outdoor storage of motor vehicles (whether capable of movement or not) for more than one week is prohibited.

All structures (including gasoline pump islands, but not permitted signs) shall be set back at least 30 feet from any street right-of-way line.

No outdoor storage of automobile parts (new or used) shall be permitted. No discarded automobile parts shall remain on the site for more than one week from when they are removed from the vehicle.

Access driveways shall be a minimum of 28 feet wide and separated by 75 feet from one another if located along the same frontage as measured from edge to edge.

All ventilation equipment associated with fuel storage tanks shall be set back 100 feet and oriented away from any adjoining residentially zoned properties.

The applicant shall furnish evidence that the disposal of all materials will be accomplished in a manner that complies with state and federal regulations.

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

All uses involving drive-through service shall provide sufficient on-site stacking lanes to prevent vehicle backups on adjoining roads.

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

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

The storage of unlicensed vehicles is prohibited.

Any ventilation equipment outlets associated with the service/repair work area(s) shall not be directed toward any adjoining residentially zoned property.

All vehicles shall be repaired and removed from the premises promptly.

The demolition or junking of automobiles is prohibited. Demolished vehicles shall be removed from the site within two weeks of arrival.

The applicant shall furnish evidence that the disposal of materials will be accomplished in a manner that complies with state and federal regulations.

Any site used for the storage of more than 100 vehicles shall front solely upon a collector or arterial road, as listed in § 220-36 of this chapter.

All exterior areas used for the storage of automobiles shall be completely enclosed by a six-foot-high fence and shall be subject to the I Zone's setback, landscaping and screening requirements imposed upon off-street parking lots.

All areas used for vehicle access or storage shall not be governed by § 220-32 (off-street parking) of this chapter. However, all storage areas shall, at a minimum, include a nonpaved all-weather dust-free surface.

Vehicles may be stored in a horizontal stacked configuration; however, no vehicles shall be located more than 100 feet from a minimum eighteen-foot-wide on-site access drive.

All lighting shall be designed and constructed so as not to cast glare on adjoining roads and/or properties.

No drive-through lane entrance shall be located within 100 feet of the intersection of any street or alley right-of-way lines.

All drive-through lanes shall be separated by curb from the parking lot's interior driveways.

No more than two drive-through lanes shall be permitted.

Any exterior speaker/microphone system shall be arranged and/or screened to prevent objectionable noise impact on adjoining properties or the streetscape.

All drive-through lanes shall be designed and signed to maximize pedestrian safety on and adjacent to the subject property.

All such uses shall be contained within a detached building.

No more than two operators may provide service at any given time.

Two off-street parking spaces shall be provided for each operator. Such parking spaces shall be screened from adjoining roads and properties and shall be located in the rear yard.

No modifications to the external appearance of the building which would alter its residential character shall be permitted.

All floors above grade shall have direct means of escape to ground level. Fire escapes, where practicable, shall not be located and affixed to the front walls of the building.

One off-street parking space shall be provided for each room available for rent, in addition to those required for the dwelling unit. Such spaces shall be located in a side or rear yard and shall be screened from adjoining residentially zoned properties and any street(s).

All parking areas shall be set back a minimum of five feet from all property lines and screened from adjoining residentially zoned properties and any street(s).

The applicants shall furnish evidence of an approved means of sewage disposal and water supply prior to occupancy.

Meals shall be offered only to registered tenants and their guests.

Bed-and-breakfasts shall only be operated during times when the owner occupies the premises.

Minimum lot area: 10,000 square feet.

The applicant shall furnish evidence that approved systems for sewage disposal and water supply shall be used.

No modifications to the external appearance of the building (except fire escapes) which would alter its residential character shall be permitted.

All floors above grade shall have direct means of escape to ground level.

One off-street parking space shall be provided for each room available for rent in addition to those required for the dwelling unit.

All parking areas shall be set back a minimum of 15 feet from all property lines, and such parking shall be screened from adjoining residentially zoned properties and any street(s).

Meals shall be offered only to registered tenants and their guests.

No signs advertising the use shall be permitted.

Within the CBD Zone, this use shall be restricted to second and third floors, preserving the first-floor area for permitted business uses.

Public sewer facilities shall be utilized, and private on-lot recycled water systems are encouraged.

Each washing bay shall provide a minimum 60 feet long on-site stacking lane between the frontage and the entrance to the wash bay.

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

The subject property shall front on an arterial or collector road, as identified in § 220-36 of this chapter.

Waste disposal methods shall be presented and comply with all applicable state and federal requirements.

House of worship.

Church-related residences (rectories and convents).

Church-related educational or day-care facilities.

Cemeteries.

An outdoor play area shall be provided at a rate of 65 square feet per individual enrolled. 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 properties. Any vegetative materials located within the outdoor play areas shall be free 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 and/or children under day-care supervision at any one time during a seven-day period.

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

One off-street parking space shall be provided for each six students enrolled.

The subject property must front along a collector or arterial road, as identified in § 220-36 of this chapter.

The proposed use shall obtain all necessary state licenses and permits.

If the subject property contains more than two acres, it shall front on an arterial or collector road, as identified in § 220-36 of this chapter.

Those uses involving extensive outdoor activities shall provide sufficient screening and/or landscaping measures to mitigate any visual and/or audible impacts on adjoining properties.

Any structures exceeding the maximum permitted height may be permitted so long as they are set back from all property lines at least the horizontal distance equal to their height, plus an additional 50 feet. Furthermore, such structures shall not be used for occupancy.

The applicant shall furnish evidence that the proposed use will not be detrimental to the use of adjoining properties due to hours of operation, noise, light, litter, dust and pollution.

Required parking will be determined based upon the types of activities proposed and the schedule listed in § 220-32S. In addition, Borough Council may require an unimproved grassed overflow parking area to be provided for peak-use periods. Such overflow parking areas shall be accessible only from the interior driveways of the permanent parking lot. Overflow parking areas shall contain fencing to prevent vehicles from crossing adjoining properties or directly accessing adjoining roads.

Any booths or other structures used for the collection of admission and/or parking fees shall be set back and arranged to prevent vehicle back-ups on adjoining roads during peak arrival periods. Any other collection of fees (roaming parking lot attendants) shall be conducted in a manner to prevent vehicle back-ups on adjoining roads. If at any time after the opening of the commercial recreation facility Borough Council determines that traffic back-ups are occurring on adjoining roads, and such back-ups are directly related to the means of access to the subject property, Borough Council may require the applicant to revise means of access to relieve the undue congestion.

Any outside pedestrian waiting lines shall be provided with a means of shade.

Conversion apartments, efficiency apartments and accessory dwelling suites shall be permitted by special exception, subject to the following:

An accessory dwelling suite shall be located on the first floor and contain between 450 to 550 square feet.

The subject property shall front on an arterial or collector road, as identified in § 220-36 of this chapter.

Exterior trash receptacles shall be provided and routinely emptied so to prevent the scattering of litter. All applications shall include a description of a working plan for the clean-up of litter.

All drive-through window lanes shall have at least sufficient space to stack five vehicles waiting to order and shall be separated from the parking lot's interior driveways by the use of curbs and/or planting islands.

Any exterior speaker/microphone system shall be arranged and/or screened to prevent objectionable noise impact on adjoining properties.

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

No part of the subject property shall be located within 200 feet of any residentially zoned land.

All family day-care facilities shall be conducted within a detached single-family dwelling by a resident of the dwelling.

A family day-care facility shall offer care and supervision to no more than six minors who are not relatives of the caregiver during any calendar day.

All family day-care facilities with enrollment of more than three minors shall furnish a valid registration certificate for the proposed use issued by the Pennsylvania Department of Public Welfare.

An outdoor play area no less than 400 square feet in area shall be provided. Such play area shall not be located within the front yard nor any vehicle parking lot. A minimum four-foot fence shall completely enclose the outdoor play area. Any vegetative materials located within the outdoor area shall be free of a harmful type (poisonous, thorny, allergenic, etc.). All outdoor play areas must include a means of shade, such as a shade tree(s) or pavilion(s).

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

Public sewer and water facilities shall be utilized.

Sufficient off-street parking shall be provided to prevent traffic back-ups onto adjoining roads.

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

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

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

All exterior storage and/or display areas shall be screened from adjoining residentially zoned properties. All exterior storage/display areas shall be set back at least 50 feet from adjoining street lines and shall be covered in an all-weather dust-free surface.

The storage of junked vehicles, boats, machinery, trucks, trailers, mobile homes and heavy equipment vehicles on the property is prohibited.

Any ventilation equipment outlets associated with the service/repair work area(s) shall not be directed toward any adjoining residentially zoned property.

All vehicles shall be repaired and removed from the premises promptly.

The applicant shall provide a detailed description of the proposed operation, the materials used, the products produced, and the generation and methods for disposal of any by-products. In addition, the applicant shall furnish evidence that the disposal of all materials will be accomplished in a manner that complies with all applicable laws and ordinances.

The nature of the on-site processing operations, the materials used in the process, the products produced, and the generation and methods for disposal of any by-products. In addition, the applicant shall furnish evidence that the disposal of materials will be accomplished in a manner that complies with state and federal regulations.

The general scale of the operation in terms of its market area, specific floor space requirements for each step of the industrial process, the total number of employees on each shift, and an overall needed site size.

Any environmental impacts that are likely to be generated (e.g., odor, noise, smoke, dust, litter, glare, vibration, electrical disturbance, wastewater, stormwater, solid waste, etc.) and specific measures employed to mitigate or eliminate any negative impacts. The applicant shall further furnish evidence that the impacts generated by the proposed use fall within acceptable levels, as regulated by applicable laws and ordinances.

Traffic study prepared by a professional traffic engineer, as detailed in Section 7.1 of the Manheim Borough Subdivision and Land Development Ordinance.

All outdoor storage and display areas (exclusive of nursery and garden stock) shall be screened from adjoining roads and properties.

If the subject property contains more than one acre, it shall front along an arterial road, as identified in § 220-36 of this chapter.

Only single-family detached owner-occupied dwellings may contain one home occupation.

Only resident employees shall be permitted.

Such occupations shall be incidental or secondary to the use of the property as a residence and are limited to those occupations customarily conducted within a dwelling unit.

No off-street parking, besides those required for the residence, shall be permitted.

Retail sales shall be limited to goods and services that are produced or repaired on the site. No more than 50 square feet of retail display area shall be permitted. No goods shall be visible from the outside of the dwelling.

The area used for the practice of a home occupation shall occupy no more than 25% of the total floor area of the dwelling unit or 500 square feet, whichever is less. All home occupation activities shall be conducted within the dwelling building.

No manufacturing, repairing or other mechanical work shall be performed in any open area. Such activity shall be conducted in such a way that no noise, odor, vibration, electromagnetic interference or smoke shall be noticeable at or beyond the property line.

No external storage of materials or products shall be permitted. No storage in accessory structures or attached garages shall be permitted.

The exterior appearance of the structure or premises is constructed and maintained as a residential dwelling.

One non-illuminated sign, not to exceed two square feet in display area, shall be permitted.

No animals shall be boarded outside of a completely enclosed building.

All external exercise runs or areas shall be located within the rear yard, completely enclosed by a minimum six-foot-high fence, and located no less than 10 feet from all property lines.

The outdoor running/exercising of animals shall only be permitted if a responsible employee oversees such activities.

The applicant shall demonstrate a working plan for the regular clean-up and proper disposal of all animal wastes.

Operation of dog kennels shall comply with the Dog Law, Act of December 7, 1982, P.L. 784, No. 225, as amended, 3 P.S. § 459-101 et seq., and all applicable regulations of the Department of Agriculture.

Off-street parking spaces shall be provided according to the schedule listed in § 220-32S of this chapter.

Parking shall be provided by parking/driving lanes adjacent to the buildings. These lanes shall be at least 26 feet wide when cubicles open onto one side of the lane only, and at least 30 feet wide when cubicles open onto both sides of the lane.

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 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 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.

An on-site manager shall be required to occupy the site during normal working hours and shall be responsible for maintaining the operation of the facility in conformance with the conditions of approval and all applicable ordinances.

Because of the danger from fire or explosion caused by the accumulation of vapors from gasoline, diesel fuel, paint, paint remover and other flammable materials, the repair, construction or reconstruction of any boat, engine, motor vehicle or furniture is prohibited.

No door openings for any mini warehouse storage unit shall be constructed facing any adjoining residentially zoned property. Additionally, in the PC-1 Zone, no door opening which provides access to a storage facility shall be situated in a manner which faces an adjoining public right-of-way, walkway, bike path or open space/park area.

Mini warehouses shall be used solely for the dead storage of property. The following lists examples of uses expressly prohibited upon the site:

The applicant shall adequately demonstrate that all mini warehouse rental and/or use contracts shall specifically prohibit these uses.

In the PC-1 Zone, the development of mini warehouses shall be restricted to the conversion of a building which existed at the time of the creation of the PC-1 Zone.

A mobile home park shall contain a minimum of two acres.

All mobile home parks shall be served by public water and public sanitary sewer facilities.

Maximum density in a mobile home park shall be 5.8 units per acre.

All mobile home lots shall contain at least 4,250 square feet.

Each mobile home lot shall have a minimum front yard of 30 feet, rear yard of 20 feet two side yards of 10 feet each. In no case shall the distance between any two mobile homes be less than 20 feet. (These setbacks shall also apply to mobile home park offices, service, utility or other buildings.)

All mobile home parks shall be provided with a perimeter landscape buffer strip that is at least 25 feet wide. Such width shall be measured from adjoining property and rights-of-way lines.

Each mobile home shall be placed on a six inches thick poured concrete pad over a six-inch stone base, the length and width of which shall be at least equal to the length and width of the mobile home it is to support. Each pad shall include properly designed utility connections. Protective skirting shall be placed around the area between the pad and the floor level of each mobile home so as to prevent that area from forming a harborage for rodents, to allow the creation of a fire hazard, or to expose unsightly conditions.

Each mobile home shall be provided with a minimum of two paved parking spaces containing at least 180 square feet of bituminous or concrete surface, which shall be located on the mobile home lot. If on-street parking is not provided, one additional off-street parking space per unit shall be provided in a common visitor parking compound. Such visitor parking compounds shall be sized, arranged and located so that the spaces are within 300 feet walking distance to any unit served. Access to all parking spaces shall be limited to interior roads of the mobile home park; in no case shall access to such parking spaces be provided from adjoining public roads.

Interior mobile home park roads with no on-street parking shall be paved with an all-weather dust-free surface at least 24 feet wide. An additional width of 10 feet shall be provided for each lane of on-street parking.

Individual mobile home owners may install accessory or storage sheds, extensions and additions to mobile homes and exterior patio areas. Any such facilities so installed shall not intrude into any required front, side or rear yard and, in every case, shall substantially conform in style, quality and color to the existing mobile homes.

There shall be a minimum of 25% of the gross acreage of the mobile home park devoted to active and/or passive common recreational facilities. Responsibility for maintenance of the recreational areas shall be with the landowner and/or the operator. Should the landowner and/or the operator neglect to maintain the designated recreational area as depicted on the plan, the Borough may then maintain said areas and assess the landowner for all costs incurred.

A visual screen shall be placed along the mobile home park boundaries that adjoin other residentially zoned properties. Such screen may consist of sight-tight fencing, vegetative materials, or earthen berms that are so arranged to effectively block the views from ground level on adjoining properties. Screening shall be provided between ground level and at least a height of six feet. If sight-tight fencing is used, it shall not encompass more than 50% of the total surface area of the required screen.

No part of the subject property shall be located within 200 feet of any residentially zoned land.

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

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

A working plan for the clean-up of litter shall be furnished and implemented by the applicant.

No exterior structural modifications to the building (except for fire escapes) shall be permitted.

The site shall front on and have vehicular access to a collector or arterial road, as listed in § 220-36 of this chapter.

Off-street parking shall be provided in the rear or side yards and shall be screened from adjoining roads and properties.

One sign shall be permitted, not exceeding six square feet in total sign area.

All activities must be conducted within a completed enclosed building.

Outdoor cafes serving alcohol shall provide evidence confirming compliance with all applicable state laws, including but not limited to those of the Pennsylvania Liquor Control Board.

Outdoor cafes shall only be permitted by right as accessory uses to a principal restaurant. The hours of operation shall coincide with the hours of operation of the restaurant to which it is an accessory use, but in no case shall the outdoor cafe operate between the hours of 10:00 p.m. and 5:00 a.m.

Outdoor dining may be located on a sidewalk, provided that there shall be a minimum pathway of at least four feet in width along the sidewalk that is free of obstacles to allow for pedestrian traffic.

Outdoor cafes located within a side and/or rear yard shall be screened from adjoining properties with fencing or vegetation that provides a complete visual barrier between ground level and six feet in height.

Outdoor furnishings are limited to tables, chairs, umbrellas and items listed in Subsection H of this section below.

Outdoor furniture shall be removed from the sidewalk and stored inside the restaurant or in a rear or side yard after operating hours. Outdoor furnishings that consist of all-in-one, combination seating/tables shall not be required to be removed daily.

Any lighting or music systems serving the outdoor cafe shall be located and designed so as not to constitute a nuisance to adjoining properties.

Planters, posts with ropes, and other removable enclosures, as well as a reservation podium, are required as a way of defining the area occupied by the outdoor dining on a sidewalk.

Refuse facilities shall be provided and maintained by the restaurant. All areas within the outdoor cafe, as well as the surrounding area, including but not limited to the sidewalk, shall be kept clear of all refuse and shall be kept clean. Food and drink spills, etc., shall be cleaned immediately.

Advertising or promotional features shall be limited to umbrellas, menu signs, sandwich board signs and canopies and must be consistent with § 220-35 of this chapter.

No exterior structural modifications to the building (except for fire escapes) shall be permitted.

The site shall front on and have vehicular access to a collector or arterial road, as listed in § 220-36 of this chapter.

Off-street parking shall be provided in the rear or side yards and shall be screened from adjoining roads and properties.

One sign shall be permitted, not exceeding six square feet in total sign area.

All activities must be conducted within a completely enclosed building.

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

All off-street parking lots shall be screened from adjoining residentially zoned properties.

If education is offered below the college level, an outdoor play area shall be provided, at a rate of 65 square feet per individual enrolled. Off-street parking 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 10 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 area shall be free 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.

Within the COA Zone, private schools shall only be conducted within buildings that existed on the effective date of this chapter.

All operations, including collection, shall be conducted within a completely enclosed building.

There shall be no outdoor storage of materials processed, used or generated by the operation.

The applicant shall explain the scope of operation and any measures used to mitigate problems associated with noise, fumes, dust and litter.

The applicant shall present a working plan to assure the immediate collection of stray debris.

The subject property shall front on an arterial road, as identified in § 220-36 of this chapter.

Design standards.

A minimum of 5 1/2 off-street parking spaces shall be provided for each 1,000 square feet of gross leasable floor area. This parking requirement is also subject to the permitted reduction described in § 220-32Q of this chapter.

Both public sewer and public water shall be utilized.

A traffic study shall be submitted by a qualified traffic engineer concerning the adequacy of the existing and/or proposed road systems to accommodate increased traffic from the shopping center development. Such study shall be prepared in accordance with Section 7.1 of the Manheim Borough Subdivision and Land Development Ordinance.

The shopping center shall be permitted to erect one planned center sign along each of the center's frontages. At least 50% of the total sign area shall be devoted to advertisement of the shopping center's name. The size of such sign shall not exceed one square foot for each four feet of frontage contained within the shopping center. In no event shall a planned center sign exceed a maximum size of 64 square feet nor an overall height of 20 feet. In addition, individual uses within the shopping center may have signs; however, such signs shall be flat wall, wall projecting, or roof signs, as defined in § 220-35B of this chapter.

Purpose.

Relationship to other ordinances and sections of this chapter. The provisions of this § 220-76 create an optional and inseverable set of design standards which may be applied to lands within the R-11 Zone. Such standards may only be applied to property upon approval by Borough Council and written acceptance by the landowner of all requirements of this section and any valid conditions of approval attached by Borough Council. Such standards establish different land use and design requirements from those contained in this and other ordinances of the Borough. To the extent the regulations within this section differ (are more or less restrictive) from others, those within this section shall govern. However, all other provisions of this and other ordinances of the Borough shall remain in full force.

Severability and repealer. Should any part of this § 220-76 be declared invalid by the courts, the entire § 220-76 shall be automatically repealed.

Review procedures. All proposals shall be governed by the application and review procedures for conditional uses according to § 220-118 of this chapter. The remaining requirements shall be used as the specific criteria for evaluating the approval of any conditional use(s).

Conditional uses.

Minimum area requirements. All applications shall contain no less than 10 contiguous acres; however, applications that expand previously approved village cluster developments shall have no minimum area requirements.

Required mixture of uses. All village cluster developments shall provide a mixture of uses that conform with the following ratios of net acreage (excluding streets, alleys and utility rights-of-way):

Maximum coverage. In no case shall more than 55% of a village cluster development site be covered with buildings and/or other impervious surfaces.

Residential design requirements.

Open space design requirements. As specified in § 220-76G, no less than 30% of the total development site's net acreage shall be devoted to public, civic and open space uses. The following standards shall also be applied to these areas:

Streets, sidewalks and alleys. Within the village cluster development, the following design standards shall be applied to streets, sidewalks and alleys:

Public utility and service requirements. All proposals must comply with the following:

Subsequent revisions within the village cluster development.

The nature of the on-site activities and operations, the types of materials stored, the frequency of distribution and restocking, the duration period of storage of materials and the methods for disposal of any surplus or damaged materials. In addition, the applicant shall furnish evidence that the disposal of materials will be accomplished in a manner that complies with state and federal regulations.

The general scale of the operation in terms of its market area, specific floor space requirements for each activity, the total number of employees on each shift and an overall needed site size.

Any environmental impacts that are likely to be generated (e.g., odor, noise, smoke, dust, litter, glare, vibration, electrical disturbance, wastewater, stormwater, solid waste, etc.) and specific measures employed to mitigate or eliminate any negative impacts. The applicant shall further furnish evidence that the impacts generated by the proposed use fall within acceptable levels as regulated by applicable laws and ordinances.

A traffic study prepared by a professional traffic engineer shall be provided in accordance with Section 7.1 of the Manheim Borough Subdivision and Land Development Ordinance.

The transitional cottage shall be sponsored, monitored and under the direct supervision of a recognized nonprofit housing organization such as a church or a community or public housing group.

The applicants shall provide credible evidence that the cottage(s) will be targeted to benefit residents of the Borough and the immediate adjacent area.

The applicants shall provide a written operational plan which shall provide credible evidence as to the intended occupancy, services and benefits which the cottage(s) will provide to the individuals/families being assisted.

The applicants shall provide a copy of the qualifications and restrictions which may apply to those individuals who may become occupants of the transitional cottage.

The design standards (minimum setbacks, maximum lot coverage criteria, etc.) of the base zoning district shall be strictly adhered to.

The dwelling unit shall be constructed and placed in conformity with all currently applicable residential construction/building codes, or it shall be designed, constructed and certified under the National Manufactured Housing Construction and Safety Standards Act of 1974 or other currently applicable manufactured housing code.

The transitional cottage shall be placed on a properly designed foundation, to be certified by an engineer registered in the Commonwealth of Pennsylvania.

The applicants shall provide credible evidence that the transitional cottage will be properly connected to all public utilities (i.e., water, sewer, electric, etc.), on-lot wells and septic systems wells and septic systems will not be permitted.

The maximum area of lot coverage, bases on the footprint of the building, shall not exceed 500 square feet per cottage.

The maximum height of the dwelling shall not exceed 20 feet, including any sleeping/storage loft and elevated foundation area.

The improvements associated with the transitional cottage(s) shall provide a minimum separation of 20 feet between the sides of adjacent cottages. However, the rear walls of cottages may be placed directly adjacent to each other as long as each wall, roof and floor assembly has been constructed of materials which would provide a minimum one-hour fire-resistive rating.

The plans shall show adequate off-street parking and driveway access for no less than two vehicles per cottage, in addition to the requirements for the principal use.

The applicants, due to the size of the cottages, shall make adequate provisions for the exterior storage and ultimate disposal of trash and rubbish in covered leakproof containers.

The applicants shall provide credible evidence in reference to the maintenance of the cottages and shall further provide an operating plan to reference the replacement, renovation or removal of deteriorated or vacant cottage(s).

Borough Council shall have the right to place conditions upon the applicants as are deemed necessary, such as, but not limited to, landscaping and/or screening.

The applicant shall comply with the provisions of § 220-118, Conditional uses, of this chapter.

Within the Residential (R-1), Industrial (I) and Planned Industrial/Corporate Center (PC-1) Zones, wireless and cellular communications antennas and antenna support structures/towers and cellular sites shall be permitted as conditional uses, subject to the following criteria:

Within the Highway Commercial (C-1) Zone, wireless and cellular communications antennas and cellular sites shall be permitted as special exception uses, subject to the following criteria:

Obsolete wireless or cellular antennas, support structures, brackets and related accessory equipment and/or facilities shall be removed in accordance with the provisions agreed upon during the special exception or conditional use hearing, as provided by Subsections A(16) and B(12), except that antenna support structures which are occupied by multiple users and shared equipment and/or accessory facilities shall be permitted to remain. If the responsible party fails to take action to remove the antenna(s), their support facilities, brackets, accessory equipment, etc., the Zoning Officer shall provide written notification to the property owner or other responsible party that the antenna, support structures, brackets and related materials shall be removed within 30 days of receipt of such notice. If such person fails or refuses to remove such antenna, support structure, brackets and/or facilities in accordance with the provisions of such notice, the Zoning Officer may have the antenna, support structure, brackets and related facilities removed at the expense of the property owner and/or the person(s) responsible for the erection and/or maintenance of the antenna, support structure, brackets and related equipment and facilities, in accordance with the provisions of the original agreement, or if there is no agreement, to the extent that the Zoning Officer must undertake any legal action to remove said wireless or cellular antenna, support structure, bracket, accessory equipment, facilities, etc.; the cost of such legal action, including but not limited to reasonable attorneys' fees incurred by the Borough, shall be paid by the property owner and/or the party responsible for the erection and/or maintenance of the antenna, support structure, brackets and accessory equipment.

Other regulations or provisions governing cellular antennas, support structures and cellular sites. In addition to the regulations within this section, applicants shall be required to show that its proposal is in compliance with all other Borough ordinances, regulations and codes, including but not limited to those found in § 220-22, Historic Preservation Overlay Zone, of this chapter and Ordinance No. 486, the Manheim Borough Floodplain Ordinance (Chapter 124, as amended from time to time).

The caterer or catering operation shall consist of the preparation and delivery of prepared meals and/or food products from the site of preparation to an off-premises client/consumer.

The use shall not be one that shall have any on-site dining or banquet facility for consumption of the food prepared.

The catering operation shall be required to show that delivery, food storage, refrigeration, preparation, cooking, packaging, waste handling, recycling and delivery operations have been designed to meet all regulatory requirements.

The caterer or catering operation shall provide proof that all required permits and licenses have been obtained and shall further be required to display current licenses at all times.

The applicant, building or property owner shall show credible evidence that the catering operation will not be adversely impacted by development of any residual building area that will not be occupied by the catering use.

The applicant shall show that all precautions have been taken to floodproof or elevate the proposed use, based on floodplain criteria.

Establishment of computer training facilities shall be permitted, provided the applicant can show that there is adequate parking area to support the anticipated class sizes at a rate of one space per student.

If the use involves classes back to back, then the parking requirements shall be increased to 75% of the total attendance of the two largest consecutive classes.

The applicant, building or property owner shall show credible evidence that the operation will not be adversely impacted by development of any residual building area that will not be occupied by the use.

The applicant shall show that all precautions have been taken to floodproof the facility. Special attention shall be directed to electric services.

The clinic shall provide office space for a minimum of three professionals as well as appropriate support staff (i.e., nurses, clerks, receptionists, etc.).

Off-street parking shall be provided in accordance with the general provisions of § 220-32 of this chapter.

The applicant, building or property owner shall show credible evidence that the operation will not be adversely impacted by development of any residual building area that will not be occupied by the use.

The applicant shall show that all precautions have been taken to floodproof or elevate the proposed use, based on floodplain criteria.

The applicant shall provide credible evidence that all hazardous materials related to the clinic are properly and safely stored and handled.

The applicant shall present a complete narrative describing the proposed facility and all related ancillary uses which it intends to establish on site.

The applicant's business plan shall address receiving and handling of materials as well as pick-up and distribution plans.

The microbrewery shall be limited to an annual rate of output not to exceed 4,000 barrels per year. (This limit shall include multiple brews to the point where the total combined production does not exceed 4,000 barrels; for example, five different brews at an annual production rate of 800 barrels equals 4,000 barrels.)

The applicant shall provide credible evidence that the use will be established in accordance with local, county, state and federal regulations which govern microbreweries, including but not limited to the Pennsylvania Liquor Control Board and the Federal Bureau of Alcohol, Tobacco and Firearms.

If the applicant's proposal includes historic preservation efforts in relation to restoration of a complete structure that is or could be registered as a Class I or Class II historic resource, additional ancillary uses may be permitted, including the following: retail sales of brewery products and supplies; sale of tourism-related items; and sampling of products in accordance with local, county, state and federal regulations.

The applicant, building or property owner shall show credible evidence that the operation will not be adversely impacted by development of any residual building area that will not be occupied by the use.

The applicant shall show that all precautions have been taken to floodproof or elevate the proposed use, based on floodplain criteria.

The application shall not include the creation of a tavern, restaurant, nightclub or any similar use.

The intention of this provision is to permit the first floor or ground level of existing structures to be converted into parking facilities to support other permitted uses which may be developed on either portions of the ground level or on higher floors. The goal is to design the parking facility so that it would occupy areas which are flood-prone while providing additional opportunity to reuse other portions of the existing structure(s).

The applicant shall show that the building in question is structurally capable of supporting all anticipated design loads while at the same time resisting currents associated with floodwaters, based on the floodplain report and design criteria.

The applicant shall provide credible evidence that the other uses proposed to be supported by the parking garage are sufficiently protected from hazards which may be related to the establishment of the parking garage (i.e., carbon monoxide, etc.).

The applicant shall be permitted a maximum 10% reduction to the required off-street parking requirements of § 220-32 of this chapter for implementing a plan to develop the ground floor of an existing structure in this manner.

The height, area, setback and coverage criteria referred to by § 220-73A shall only apply where feasible, since it is not the intent to force demolition and reconstruction of the existing structures. That being said, the applicant shall show that adequate open space area is either in existence on the premises or within 1,000 feet of the structure(s) to be used.

§ 220-73C requires the creation of a six-foot-high fence around outdoor play areas. It is the intent that open space associated with the PC-1 Zone shall be open space. Therefore, fencing shall be avoided except where it is necessary to provide for the public safety and welfare of those utilizing and accessing the premises.

The applicant shall show credible evidence that the use is being proposed in strict conformity with all local, county, state and federal guidelines and that the structure to be occupied has been certified as safe for the proposed type of occupancy.

The applicant, building or property owner shall show credible evidence that the operation will not be adversely impacted by development of any residual building area that will not be occupied by the use.

The applicant shall show that all precautions have been taken to floodproof or elevate the proposed use, based on floodplain criteria.

The facility shall be one that can show a direct relationship and benefit to the community goal of establishing walking, biking and/or ecology/environmental trails along the Chickies Creek watershed.

The applicant shall present a complete narrative describing the proposed facility and all related ancillary uses which it intends to establish on site or within a particular structure.

The narrative/business plan shall indicate intended hours of operation, which shall coincide with the hours during which a trail would logically be used. For that purpose, weekend hours will be desired in addition to weekday.

The applicant, building or property owner shall show credible evidence that the operation will not be adversely impacted by development of any residual building area that will not be occupied by the use.

The applicant shall show that all precautions have been taken to floodproof or elevate the proposed use, based on floodplain criteria.

The facility shall be permitted to treat the following on premises: household pets, domestic animals, domestic fowl, small animals, wild animals, wild fowl or game birds as defined by this chapter.

The facility shall not be permitted to treat the following on premises: farm animals or large animals, as defined, or any other animal, fowl or exotic pet or zoo animal not specifically addressed by this chapter under one of the previously noted definitions.

The applicant shall submit a narrative/business plan that shall describe the facility as well as the services which it intends to provide.

The applicant's business plan shall address disposal of animal wastes as well as a method for the disposal of all other waste materials.

Off-street parking shall be provided in accordance with the general provisions of § 220-32 of this chapter.

The applicant shall show credible evidence that the operation will not create an adverse impact on other uses within the same building or which will affect the use of other adjacent buildings (i.e., noise, odor, etc.).

The applicant, building or property owners shall show credible evidence that the operation will not be adversely impacted by development of any residential building area that will not be occupied by the use.

The applicant shall show that all precautions have been taken to floodproof or elevate the proposed use, based on floodplain criteria.

The applicant shall provide credible evidence that all hazardous materials related to the treatment of animals are properly and safely stored and handled.

Housing of animals being treated may be permitted, provided that the accommodations are totally within the structure or within a walled courtyard area. Such courtyard area shall be constructed so that animals cannot be viewed from the outside.

In addition to services generally associated with a veterinary's office or animal hospital, the use may include educational programs and classes related to animals (i.e., pet selection seminars, obedience classes, pet fitness, grooming, etc.).

The applicant shall provide credible evidence, including a site plan and other exhibits and testimony, which shall show that loading/unloading standards provided within § 220-33 of this chapter have been met.

The applicant shall provide a listing of materials that are intended to be stored within the structure.

The storage of hazardous materials shall only be approved in compliance with regulations promulgated by local, county, state and/or federal laws, including but not limited to the BOCA Fire Prevention Code/1996 (see Chapter 100), Right-to-Know, OSHA, etc.

The applicant, building or property owner shall show credible evidence that the operation will not be adversely impacted by development of any residual building area that will not be occupied by the use.

The applicant shall show that all precautions have been taken to floodproof or elevate the proposed use, based on floodplain criteria.

The applicant shall show credible evidence that the operation will not create an adverse impact on other uses within the same building or which will affect the use of other adjacent buildings (i.e., noise, odor, dust, smoke, fire, glare, etc.).

Facilities for the repair and servicing of agricultural equipment and vehicles, including the direct sale of parts and supplies as an ancillary use.

Facilities for the repair and servicing of carriages, buggies and other horse-drawn rigs, including blacksmith, farrier and harness shops.

Processing and canning operations dealing with locally grown crops.

Grain mills dealing with processing of local crops for the manufacturing of flour, feed and products.

The maximum number of clients to be served at the facility shall be 10.

The applicant shall provide a detailed description of the proposed use, including but not limited to number of clients to be served at the facility, the nature of clients to be served, the type of treatment and care to be provided, hours of operation, number of employees and residents, licensing requirements, proposed plan of operation, security measures and supervision for the safety of residents and the community.

The applicant shall provide evidence that the facility is sponsored and operated by an agency or entity that is licensed, registered or certified by an applicable county, state or federal agency and that the facility is licensed and/or approved by an applicable county, state or federal agency and, if applicable, the agency or entity holds a valid contract with such applicable county, state or federal agency.

The facility shall have twenty-four-hour on-site supervision by professionals trained to supervise the types of clients to be served by the facility.

All structures shall be located at least 600 feet from the property line of any property containing a residence, school, day-care facility, camp, church, community center, playing fields, playground, library or hospital or other community rehabilitation facility or group care and treatment center, as applicable.

The applicant shall show credible evidence that the use being proposed is in strict conformity with all local, county, state and federal guidelines and regulations.

Definitions. As used in this section, the following terms shall have the meanings indicated:

Permit required.

Permit application requirements. Limited lodging rental unit applications shall be provided by the Borough. Applications shall contain all of the following information. Failure to provide such information shall be a violation of this section and a cease and desist order shall be issued and applications shall be returned until all required information is provided.

Standards and guidelines.

Any promotional or business identification signage on the feature will be included in the allowable sign size for the property.

A zoning permit application shall be submitted along with a sketch/plot plan of the property, including dimensions of and the location of the feature setback to property lines and right-of-way.

No feature shall block any sidewalk right-of-way and must allow for a thirty-six-inch clear path of egress.

No feature shall block any entrance/exit to any building.

A document shall be provided by the property owner that releases the Borough from any liability related to the proposed feature.

No feature shall exhibit material of a vulgar, pornographic or offensive nature, or negatively impact the public health, safety and welfare.