Manheim Township Lancaster County
City Zoning Code

Encourage innovative, neotraditional residential/mixed-use developments so that the growing demand for housing may be met by greater variety in type, design and layout of dwellings and by the conservation and more efficient use of open space ancillary to said dwellings.

Extend greater opportunities for traditional community living, working, housing and recreation to all citizens and residents of this Township.

Encourage a more efficient use of land and of public services and to reflect changes in technology of land development by directing new development in a traditional pattern of mixed-use and varied housing types.

Provide a procedure which can relate the type, design and layout of residential development to the particular site, the particular demand for housing existing at the time of development, and to the Township's goal of encouraging neotraditional residential/mixed-use development in a manner consistent with the preservation or enhancement of property values within existing residential areas.

Ensure that the increased flexibility and design specificity of regulations over land development authorized herein is carried out under such administrative standards and procedures as shall encourage the disposition of proposals for land development without undue delay.

Preserve the remaining rural, historic and agricultural character of the community by directing new development to appropriate locations and minimizing the visual impact of development upon the viewsheds from public roadways. Refer to Illustration 1.

Promote alternative land development practices, which will otherwise promote the public health, safety, and welfare. Neotraditional neighborhoods and developments, including new hamlets and villages, with well-designed and connected open spaces for community gathering and recreation are the desired alternative to conventional, modern use-segregated developments, such as large lot suburban subdivisions and strip commercial developments.

Reduce the excessive sprawl of development and the segregation of land uses that result in the inefficient use of irreplaceable natural energy sources due to the almost total dependence upon private vehicles for transportation. Refer to Illustrations 2 and 3.

Reduce the excessive sprawl of development and the segregation of land uses that cause unnecessary traffic congestion. Discourage the development of drive-through facilities which encourage the use of private automobiles, which contributes to traffic congestion. Refer to Illustrations 4 and 5.

Discourage generic-type modern suburban development that bears no relation to the historic development pattern of Lancaster County. Refer to Illustrations 6 through 9.

Promote the creation of new neighborhoods and developments that exhibit the design features of traditional neighborhoods, hamlets, villages and small towns of Lancaster County. Refer to Illustrations 10 and 11.

Promote the creation of places which are oriented to pedestrians, thereby promoting citizen security and social interaction. Refer to Illustration 12.

Promote developments with a mix of residential dwelling types, a range of lot sizes, mixed-use structures with offices and/or apartments above ground level, retail uses surrounding a community green and related community facilities.

Promote developments with the desired visual and spatial characteristics expressed in highly positive responses in Manheim Township's Visual Preference Survey and to create a strong sense of community identity. Refer to Illustrations 10 through 14.

Promote developments where the physical, visual and spatial characteristics are established and reinforced through the consistent use of compatible urban design and architectural design elements. Such elements shall relate the design characteristics of an individual structure or development to other existing and planned structures or developments in a harmonious manner, resulting in a coherent overall development pattern and streetscape.

Promote the creation of developments that are identifiable in the landscape, surrounded by open space and help preserve sensitive natural features.

Discourage commercial or industrial uses that create objectionable noise, glare or odors.

Address the design principles embodied in Article VII-A of the Pennsylvania Municipalities Planning Code[1] pertaining to traditional neighborhood development.

Create new developments that are consistent with the goals of the Manheim Township Comprehensive Plan and the design standards illustrated in Appendixes A, B, C and D.[2]

Consideration for approval or disapproval of a planned residential development shall be based on and interpreted in light of the effect of the development on the Comprehensive Plan of the Township, and Growing Together - A Comprehensive Plan for Central Lancaster County, and in light of the effect of the development on the use of the property adjacent to and in the areas close to the planned residential development.

This article shall not be construed to mean the developer of a planned residential development can by right merely meet the standards set herein. These standards and requirements are minimums only. The Board of Commissioners may require more stringent standards, based on the specific and unique nature of the site and the surrounding areas, in order to protect the health, safety, and welfare of the citizens of the Township. In cases where additional standards are necessary for a specific site, this and Chapter 440, Subdivision and Land Development, of this Code shall apply towards the site until the proposed development plan has been filed, approved, and recorded having met these additional standards.

The Board of Commissioners may, by conditional use approval, permit the modification of the provisions of this article, including, but not limited to, provisions relating to the percentage of types of dwelling units, minimum yard dimensions and the amount of commercial development, in order to encourage planned residential development. A landowner desiring to obtain such conditional use approval shall, when making application for tentative approval as required by this article, also make application for conditional use approval of modifications under this section. The Board of Commissioners shall consider an application for modifications by conditional use as part of the application for tentative approval and after the approval of a conditional use for a planned residential development. However, the granting of a modification shall not have the effect of making null and void the intent and purpose of this article. Any conditional use to permit a modification of the requirements of this article shall be subject to the following standards:

If the Board of Commissioners determines that the landowner has met his burden, it may grant a modification of the requirements of this article. In granting modifications, the Board of Commissioners may impose such conditions as will, in its judgment, secure the objectives and purposes of this article.

The development standards and guidelines contained in this article are derived from the Visual Preference Survey and in Appendixes A, B, C, and D[1] and shall be used by any applicant in preparing a development plan and by the Planning Commission and Board of Commissioners in reviewing the same. In the exercise of its powers of review, the Board of Commissioners may approve, deny, conditionally approve or request modifications to a development plan that is deemed to be inconsistent with the development standards and guidelines or the purposes of this article in accordance with the provisions of § 500-112 herein.

This article contains both development standards, which are normative and set forth specific requirements, and development guidelines, which define a framework and are only indicative. However, both standards and guidelines shall be interpreted with flexibility. The Planning Commission and the Board of Commissioners shall view such standards and guidelines as tools, since exceptional situations, requiring unique interpretations, can be expected. When applying such standards and guidelines, the Board of Commissioners shall carefully weigh the specific circumstances surrounding each application and strive for development solutions that best promote the spirit, intent and purposes of this article.

The development standards and guidelines contained in this article and in Appendixes A, B, C, and D[2] shall be used as the Township's minimum requirements for evaluating planned residential developments. However, such standards and guidelines are not intended to restrict creativity, and an applicant may request a modification from any development standard or guideline. Modifications to the design guidelines and standards contained in this section shall be approved by the Board of Commissioners in accordance with § 500-112.

The development standards and guidelines contained in this article and Appendixes A, B, C, and D[3] are both written and illustrated. Every effort has been taken to ensure that illustration and text are complementary. However, in the event of inconsistencies between the two, the text shall be interpreted in conjunction with the overall intent and character established by all of the illustrations contained herein.

The following residential uses:

The following public and semipublic uses:

The following nonresidential uses:

Golf courses.

Agricultural uses, except agribusiness structures.

All residential accessory uses, including home occupations, shall comply with Article XXI, Accessory Uses, of this chapter, except as modified in this article.

Cemeteries as an accessory use to houses of worship.

Community maintenance facilities.

Accessory uses, buildings or structures for nonresidential uses as approved by the Board of Commissioners.

Not less than 30% of the gross area of the planned residential development shall be allocated to and shall remain in common open space in perpetuity. Refer to Illustration 15. Common open space shall be deed restricted to prohibit future subdivision or development. Common open space shall be used for social, recreational and/or natural resource protection purposes. The uses authorized must be appropriate to the character of the common open space, including its topography, size and vegetation, as well as to the character of the development, including its size and density, the characteristics of the expected population, and the number and type of dwellings to be provided.

Uses permitted in common open space include:

Common open space shall be provided in the form of internal open space, greenways, and perimeter buffers. Internal open space shall be designed to provide a variety of outdoor experiences and amenities, such as pocket parks, plazas, greens/squares, mini park/play areas, or neighborhood parks. There shall be at least one internal open space type located within 1,500 feet of 90% of all dwellings within a new neighborhood, determined by a 1,500-foot radius from the outermost boundary of such open space.

Internal open spaces shall contain a minimum area of 500 square feet and shall generally be of a distinct geometric shape (generally rectilinear or square). Refer to Illustration 16 and Appendixes A, B and C.[1] Internal open spaces shall be spatially enclosed on at least two sides by the buildings that front on the area or front upon the streets bounding the area. The internal open spaces shall be landscaped such that a minimum of 75% of the area is covered with trees, shrubs, lawn and/or ground cover, where a minimum of 50% of all vegetation is native species. Invasive species as defined by the PA DCNR shall not be permitted. The type of trees and shrubs shall be such that vistas through the internal open space are largely unobstructed. Internal open spaces shall be landscaped using elements such as formal gardens, walkways, monuments, statues, gazebos, fountains, park benches and pedestrian-scale lampposts. A minimum of 50% of internal open spaces shall be designed as active gathering places for residents of the development in both day and evening and shall include places for strolling, sitting, social interaction and informal recreation. The central medians of boulevard streets shall not be included in the required internal open space computations.

Each development shall be designed to have one primary internal open space, which shall be considered as part of the 30% common open space requirement and shall be referred to as the "community green." Refer to Illustration 17. The community green shall have a minimum area of 10,000 square feet, and the size, shape and design of the community green shall provide adequate space for concerts, outdoor exhibits and community gatherings, based on the number of residents expected in the development. Public restrooms shall be considered in each community green. The community green shall be surrounded by development which may include commercial, residential and public and civic uses, community clubs and community facilities. If the development includes a Main Street commercial area, the community green shall either front upon Main Street, Main Street shall terminate at the community green, or Main Street and the community green shall otherwise be incorporated into a combined community focus for the development. Nothing herein shall preclude a large tract from containing two separate developments with two separate community greens.

For tracts of 20 acres or larger, active recreation shall be provided within the required common open space at a rate of 5% of the total required open space or one acre, whichever is greater, with the approval of the Board of Commissioners.

Perimeter buffer. A perimeter buffer shall be required along the outer boundaries of the Planned Residential Development development tract, but not between adjacent parcels within the development if certain conditions exist on the adjacent tracts, as specified below:

Common open space, particularly perimeter buffers, containing existing attractive or unique natural features, such as streams, creeks, ponds, woodlands, specimen trees and other areas of mature vegetation worthy of preservation, may be left unimproved and in a natural state as part of a greenway. As a general principle, the preservation of undeveloped open space in its natural state or as existing farms is encouraged. A developer may make certain improvements such as the provision of picnic areas. The developer is encouraged to make improvements to accommodate a nonmotorized path or paths for walking/jogging or biking. In addition, the Board of Commissioners may require a developer to make other improvements such as removal of dead or diseased trees, thinning of trees or other vegetation to encourage more desirable growth, grading and seeding. Common open space shall include all environmentally sensitive areas, including areas with slopes greater than 20%, 100-year floodplains, wetlands, areas of seasonally high water, riparian buffers, and other such critical areas as may be determined by the Board of Commissioners. Existing man-made features, such as farmsteads and stone walls, may be preserved through incorporation in common open space.

Nonmotorized paths. The establishment of nonmotorized paths are integral to the overall pedestrian connectivity in the Township. The Commissioners may require, as a condition of final plan approval, the dedication and/or improvement of nonmotorized paths. The standards for nonmotorized paths are set forth in Chapter 440, Subdivision and Land Development.

The buildings, structures, and improvements permitted in the common open space shall be appropriate to the authorized uses and shall conserve and enhance the amenities of the common open space with regard to its topography and unimproved condition.

The construction schedule of the development shall coordinate the improvement of the common open space with the construction of residential dwellings. At no time in the development of various phases of the planned residential development may the total area of common open space in the phases developed be less than 30 of the gross area of the developed lands, unless additional areas to produce the required percentage are permanently reserved as common open space on the remaining land of the total development. The location or size of this reserved common open space on remaining land may be altered or changed upon the approval and recording of the development plan of an additional phase of development.

Ownership, administration and maintenance of common open space shall be in accordance with § 500-187.

The block layout shall be designed to create blocks that are generally rectilinear in shape, a modified rectilinear shape or another distinct geometric shape. Amorphously shaped blocks are generally discouraged, except where topographic or other conditions necessitate such a configuration. To the greatest extent possible, blocks shall be designed to have a maximum length of 800 feet. Alleys shall be permitted to bisect blocks. Refer to Illustration 21.

For buildings fronting a roadway, a build-to line shall establish the relationship of the primary facades to the edge of the sidewalk closest to the roadway. A build-to line shall be established for each block, courtyard, or street and shall fall between 10 feet and 25 feet. A minimum of 90% of all buildings on that block/courtyard or street shall conform to the build-to line, with the remaining 10% allowed to vary by being offset from the build-to line a maximum of two feet in either direction. At least 60% of an individual building facade shall be located along the build-to line. The remaining 40 is permitted to vary from the build-to line in order to provide for visual diversity and architectural enhancement in the form of recesses, projections, open space, or landscaping area.

For buildings in a courtyard configuration, the build-to line shall be measured from either side of the sidewalk(s) defining the pedestrian circulation.

For carriage houses located along an alley, the build-to line shall be coincident with the edge of pavement.

Lot areas and lot widths shall vary in order to eliminate the appearance of a standardized subdivision and encourage a mix of dwelling types.

Where a nonresidential component is proposed, a minimum of 10% of the blocks in a planned residential development shall have a mix of at least two types of dwelling units on a street face.

The street layout shall be a modified rectilinear street pattern adapted to the topography, unique natural features and environmental constraints of the tract. The street layout shall take into consideration the location of the community focus, common open space areas, gateways and vistas. Refer to Illustration 23. A minimum of two interconnections with the existing public street system shall be provided for Planned Residential Developments with 50 acres of gross tract area. An additional connection shall be provided for each additional 50 acres. Linkages to adjacent developments and neighborhoods with nonmotorized paths and sidewalks are recommended where possible.

The street layout shall form an interconnected system of streets, courts and alleys, modified to avoid a monotonous repetition of the basic street/block pattern. To the greatest extent possible, streets shall be designed to have a maximum length of 800 feet, from intersection to intersection, and, to the greatest extent possible, shall either continue through an intersection or terminate in a "T" intersection directly opposite the center of a nonresidential building, an internal open space area, or a view into a perimeter buffer. Refer to Illustration 24.

The street layout shall incorporate a hierarchy of street types. The boulevard is typically used to provide access from the existing public road network and may serve as the primary commercial and mixed-use street within the development. The Main Street road type shall be used for the primary commercial and mixed-use street within the development. The residential street, Type A, is a collector street, while the residential street, Type B, is a local street; a combination of these residential street types shall be used for the residential streets. Alleys may be used to provide service access; they shall be treated as private streets, and any lot having access from an alley shall additionally front upon one of the other types of streets. All streets shall generally conform to one of the following street categories. Refer to Illustration 25.

Street types shall be in accordance with Table 19-1 and Illustrations 27 through 31.

Gross density.

Dwelling unit mix. A minimum of two residential dwelling types shall be provided in each development. Dwelling unit types shall be defined based upon form per the definitions in Article V and herein, regardless of fee simple or condominium ownership. Single-family detached units are not required; however, where they are proposed, they shall comprise a maximum of 40% of the total units. Carriage houses shall not constitute more than 10% of the dwelling units in a development. Refer to Illustrations 33 through 35.

Net residential density shall generally decrease from the community green towards the periphery of the development. A mix of dwelling unit types shall be distributed throughout the development, with smaller lots and higher density dwellings generally located closer to the community green and Main Street if such is provided. The segregation of different dwelling unit types is discouraged, and no dwelling unit type shall be isolated in a particular area of the development, except that apartments over retail or live-work units would only be found in a Main Street commercial area. Where a nonresidential component is proposed, a minimum of 10% of the blocks shall have a mix of two dwelling unit types located along its street frontage. Lot widths and lot sizes shall vary to accommodate a diversity of dwelling unit types. Refer to Illustration 36.

Buildings containing dwelling units shall be designed to vary in appearance. Building designs shall vary in terms of footprint, architectural elevations, fenestration, type of roof, height, front entrance and porch locations. Colors, materials and architectural details should be limited in number, compatible, and used repeatedly throughout the neighborhood; however, a monotonous pattern should be avoided. Refer to Illustration 37.

Accessory dwellings integrally attached to single-family detached dwellings or detached accessory building or carriage houses, located on the same lot as single-family detached dwellings. Accessory dwellings shall be limited to 1,000 square feet in floor area and shall comply with § 500-223. For the purposes of calculating residential density, each accessory dwelling unit or carriage house unit shall count as 0.5 dwelling unit. There shall not be more than one accessory dwelling located on a lot in addition to the single-family detached dwelling. Refer to Illustration 38.

Apartment dwellings located on upper floors above commercial uses shall be limited to a maximum of 1,500 square feet in gross floor area, and, for the purposes of calculating residential density, each such apartment dwelling located on upper floors above commercial uses shall count as 0.5 dwelling unit. Refer to Illustration 39.

A minimum of 50% of the ground floor of all dwelling units, except apartment dwellings located on upper floors, shall be raised above ground level at the front of the building by a minimum of two feet. Refer to Illustration 40.

A minimum of 50% of all dwelling units, excluding accessory dwellings, apartment dwellings and carriage houses located on upper floors, shall have a clearly defined front yard using landscaping, hedging, fencing or a brick or stone wall, none of which shall exceed 42 inches in height. Front yards of attached duplexes or townhouses may be unified into one common yard treated as a single front yard of the entire building. Refer to Illustration 41.

A minimum of 50% of dwelling units, except apartments and carriage houses, shall have a front entrance articulated with a covered front entry porch. Front porches shall generally be located on the front of the dwelling facing the sidewalk, but may occasionally be located on the side wall of a dwelling. The size of front entry porches shall be a minimum of five feet deep from the front wall of the dwelling to the enclosing porch rail and 10 feet long. Refer to Illustration 42.

All dwelling units, except apartments and carriage houses located on upper floors, shall have a private yard or patio a minimum of 100 square feet in area and may be enclosed by a wooden fence, trellis or lattice, evergreen hedge, or some combination thereof. The height of such enclosure shall not exceed six feet and shall be suitable to provide privacy and screen views of neighboring uses. At least 50% of the upper-floor apartment dwellings shall be provided with a terrace consisting of a minimum of 60 square feet, recessed inside the exterior building wall of the dwelling. For upper-floor apartment dwellings, each dwelling shall be provided with access to a conveniently located common rear yard or patio consisting of 100 square feet of area. Refer to Illustration 43.

Eligibility for commercial development. Commercial components shall be permitted only under the following conditions:

Commercial density.

At no time in the development of a planned residential development phase may the commercial density in the sections developed be cumulatively greater than the density permitted above.

The commercial component shall consist of a minimum of 50% commercial uses primarily oriented to serve the residents of the development and residents of the immediately surrounding residential community located within 2,000 feet of the commercial use. The remaining commercial uses may consist of any permitted commercial uses, including other types of retail and service uses.

Commercial development shall be mixed and integrated with dwelling units and public and semipublic uses and community facilities. The greatest concentration of commercial development shall be located around a community green and/or within a Main Street commercial area. Refer to Illustration 44. Individual commercial uses may also be located in corner stores. Refer to Illustrations 45 through 47.

Commercial uses shall primarily be contained in multistory, mixed-use structures with commercial uses on the ground level and apartment dwellings on the upper levels. Such buildings shall vary in terms of footprint and architectural elevations. The maximum ground-level footprint of a commercial building shall be 15,000 square feet, provided that the maximum area devoted to a single business shall not exceed 5,000 square feet, and provided that commercial buildings shall provide several primary facade treatments. Each such facade treatment shall not exceed 50 feet in length. In a three story building, the second floor may contain either apartment dwellings or commercial uses. However, in no case shall nonresidential uses be located above residential uses. Refer to Illustration 48.

Corner stores may be located in residential areas of the development on corner lots adjacent to or across the street from an internal open space. Corner store buildings shall be designed to appear as a residential building and shall be limited to one ground-level commercial use not to exceed 2,500 square feet in gross floor area with apartment dwellings on the upper level(s). The commercial use in a corner store shall be primarily oriented to serve the residents of the immediately surrounding neighborhood. Refer to Illustration 49.

Restaurant uses shall be permitted to operate outdoor cafes on sidewalks in accordance with § 500-234.

Commercial uses shall be permitted to have sidewalk displays of retail merchandise from their establishments. Refer to Illustration 51, and see § 500-235.

The following standards and guidelines are applicable to hotels located within planned residential developments:

Public and semipublic uses, community clubs or community facilities are encouraged.

Sites for such uses shall be located around the community green or along or adjacent to Main Street, where feasible. In all cases, such uses shall be located within one quarter (1/4) mile of Main Street. Refer to Illustration 52.

Sites for such uses shall be dedicated to appropriate users, as determined by the Board of Commissioners.

Such uses shall occupy more prominent buildings, by virtue of additional mass and height, civic architectural design, or other distinguished features. Refer to Illustration 53.

A sidewalk system shall be provided interconnecting all residential areas and individual dwelling units with other dwelling units, nonresidential uses and common open spaces, as well as connecting to adjoining developments and public and semipublic uses. Sidewalks shall be of barrier-free design to the greatest extent possible and shall meet the requirements of the Americans With Disabilities Act. The pedestrian circulation system shall include gathering/sitting areas and provide benches, landscaping and other street furniture where appropriate.

Sidewalks shall be a minimum of five feet in width; sidewalks in commercial areas, including along Main Street, shall be 10 to 15 feet in width. Sidewalks shall be constructed of brick, slate, colored/textured concrete pavers, concrete-containing accents of brick or some combination thereof that is compatible with the style, materials, colors and details of the surrounding buildings. The functional, visual and tactile properties of the paving materials shall be appropriate to the proposed functions of pedestrian circulation.

Sidewalks along streets shall be set back a minimum of five feet from the curb. At corners in commercial areas, disabled ramps shall be provided and sidewalks shall be continued across street surfaces in accordance with the Township and PennDOT standards.

Walkways shall be raised and curbed along buildings and within parking lots, where suitable. Pedestrian crosswalks shall be designed in accordance with the Township and PennDOT standards. All sidewalks and other pedestrian walkways shall have appropriate lighting fixtures consistent with the overall design theme for the development.

Nonmotorized paths shall be provided where possible, linking internal open space areas with perimeter open space areas and open space areas on adjacent tracts. Nonmotorized paths shall be a minimum of 10 feet wide and may use asphalt paving. Nonmotorized paths shall be designed for shared use by both bicyclists and pedestrians and shall be set back from curbs a minimum of five feet.

Single-family detached dwellings:

Zero lot line single-family detached dwellings:

Single-family semidetached dwellings:

Duplex dwellings:

Townhouse (row house) dwellings:

Apartment dwellings (only in R-3 Residential District):

Carriage house:

Detached private garage:

Commercial uses and mixed-use buildings, community clubs and community facilities:

Public and semipublic uses:

Off-street parking.

General design requirements: off-street parking.

General design requirements: on-street parking.

Residential parking.

Parking lot landscaping, buffering and screening.

Bicycle parking. Bike racks shall be provided in internal open space areas, parking lots, and other areas deemed appropriate by the Board of Commissioners. Refer to § 500-157.

When required, loading docks, solid waste facilities, recycling facilities and other service areas shall be placed to the rear or side of buildings, in less visually obtrusive locations. Refer to Illustration 55.

Screening and landscaping shall prevent direct views of the loading areas and their driveways from adjacent properties or from the public right-of-way. Screening and landscaping shall also prevent spillover glare, noise or exhaust fumes. Screening and buffering shall be achieved through fences and landscaping, shall be a minimum of four feet high, and shall be visually impervious. Recesses in the building or depressed access ramps may also be used.

Sign area shall be calculated in accordance with Article XVIII.

Nonresidential signs.

Community/residential/center signs.

Buildings located at gateways entering the planned residential development shall mark the transition into and out of the neighborhood in a distinct fashion, using massing, additional height, contrasting materials and/or architectural embellishments to obtain this effect. Buildings located at gateways to a community green area or a Main Street shall mark the transition to such areas in a distinct fashion, using massing, additional height, contrasting materials and/or architectural embellishments to obtain this effect. Refer to Illustration 57.

Focal points, or points of visual termination, shall generally be occupied by more prominent, monumental buildings and structures by virtue of enhanced height, massing, distinctive architectural treatments or other distinguishing features. Refer to Illustration 58.

Buildings shall define the streetscape through the use of uniform setbacks along the build-to line for each block. The build-to line shall be generally continued across side yard setback areas between buildings by using landscaping. The streetscape shall also be reinforced by lines of closely planted street trees and may be further reinforced by walls, piers, hedges or fences which define front yards. Refer to Illustration 59.

Exterior public and semipublic spaces, such as courtyards or plazas, shall be designed to be functional, to enhance surrounding buildings and provide amenities for users, in the form of textured paving, landscaping, lighting, street trees, benches, trash receptacles and other items of street furniture, as appropriate. Courtyards shall have recognizable edges defined on at least three sides by buildings, walls, elements of landscaping, and elements of street furniture, in order to create a strong sense of enclosure. Refer to Illustration 60.

Buildings shall be considered in terms of their relationship to the height and massing of adjacent buildings, as well as in relation to the human scale. Refer to Illustration 61.

Buildings shall be located to front towards and relate to public or private streets or community greens, both functionally and visually, to the greatest extent possible. Buildings shall not be oriented to front toward a parking lot or alley. Refer to Illustration 62.

Spatial relationships between buildings and other structures shall be geometrically logical and/or architecturally formal. On a lot with multiple buildings, buildings located on the interior of a site shall front towards and relate to one another, both functionally and visually. A lot with multiple buildings may be organized around features such as courtyards, greens or quadrangles, which encourage pedestrian activity and incidental social interaction among users. Smaller, individualized groupings of buildings are encouraged. Buildings shall be located to allow for adequate fire and emergency access. Refer to Illustration 63.

The acoustic, thermal, visual and tactile properties of the paving materials proposed shall be appropriate to the proposed functions of pedestrian circulation. Modular masonry materials, such as brick, slate, and concrete pavers, or gridded cast-in-place materials, such as exposed aggregate concrete slabs, shall be used, whenever possible, on sidewalks, pedestrian walkways and pathways, and public or semipublic plazas, courtyards or open spaces. Asphalt, and nonaggregate exposed concrete slabs should be avoided. Refer to Illustration 64.

Walls and fences shall be architecturally compatible with the style, materials and colors of the principal building on the same lot. Stone walls or brick walls with a stone or cast-stone cap are encouraged. Wood fences and decorative metal or cast-iron fences and stone piers shall be encouraged. Solid wooden fences are permitted in rear and side yards only. Highway-style guardrail, stockade or contemporary security fencing such as barbed wire or razor wire shall be prohibited. Refer to Illustration 65.

Extensive landscaping shall be required in accordance with a plan conceived for the planned residential development as a whole. All areas of a site not occupied by buildings, parking lots, other improvements or textured paving shall be intensively planted with trees, shrubs, hedges, ground covers and/or grasses, unless such area consists of attractive existing vegetation to be retained. Perennials and annuals are encouraged. Plant materials shall predominantly consist of native species. No invasive species shall be permitted.

Landscaping shall be integrated with other functional and ornamental site design elements, where appropriate, such as recreational facilities, ground paving materials, paths and walkways, fountains and other water features, trellises, pergolas, gazebos, fences and walls, street furniture, art and sculpture.

Plant suitability, maintenance and compatibility with site and construction features are critical factors. Preserving existing vegetation is strongly encouraged, particularly native species. Plantings shall be designed with repetition, structured patterns, complimentary textures and colors and shall reinforce the overall character of the area.

Landscaping plans shall be prepared by a certified professional in the field of landscape architecture and registered in the Commonwealth of Pennsylvania.

Street trees shall be provided along each side of all streets, public or private, existing or proposed in the designated planting strips in accordance with § 500-121. Street trees shall also be massed at critical points, such as at focal points along a curve in the roadway, in common open spaces, and at prominent gateways. Existing vegetation shall be used where feasible. In locations where healthy and mature street trees currently exist, the requirements for new trees may be waived or modified. Refer to Illustration 66.

Street trees shall have a minimum caliper of two to 2 1/2 inches at time of planting. Tree spacing shall be based on the appropriate minimum spacing standards specified for an individual tree species, with a minimum spacing of 40 feet on center. Street trees shall be installed a minimum of 2 1/2 feet from the curb.

Careful coordination of tree placement, lighting, and parked vehicles shall prevent blocked lighting patterns and access to car doors. Tree placement is subject to existing locations of underground utilities.

The particular species of street trees shall be determined upon specific location requirements. The following urban tolerant street trees or an approved equal are recommended in a planned residential development:

Street trees shall not be planted within five feet of access drives, bus stops, fire escape balconies, where blockage to building entrances present safety concerns, fire hydrants and other permanent streetscape furnishings or within 25 feet of existing trees.

Each block shall include at least two tree species, or an approved equal.

Streets and sites shall provide adequate lighting while minimizing adverse impacts, such as glare and overhead sky glow, on adjacent properties and the public right-of-way. House side shields shall be provided where abutting a residential use.

Decorative acorn streetlighting, or approved equal, not exceeding 16 feet in height shall be placed along all streets, parking areas, sidewalks, walkways, courtyards, community greens and interior spaces at locations approved by the Township. Lighting fixtures and poles shall be constructed from steel, cast iron or aluminum, with poles and fixtures as specified. Lighting fixtures and poles shall be of consistent architectural style throughout the zone and shall complement the predominant architectural theme. Refer to Illustration 67.

Low-level lighting shall be provided and shall be provided in accordance with the current adopted International Electric Conservation Code.

Buildings shall generally relate in scale and design features to other surrounding buildings, showing respect for local context. As a general rule, buildings shall reflect a continuity of treatment obtained by maintaining building scale or by subtly graduating changes in scale; by maintaining front yard setbacks at the build-to line; by maintaining base courses; by continuous use of front porches on residential buildings; by maintaining cornice lines in buildings of the same height; by extending horizontal lines of fenestration; and by echoing architectural styles and details, design themes, building materials, and colors used in surrounding buildings. Refer to Illustration 68.

Buildings on corner lots shall be considered more significant structures, since they have at least two primary facades visibly exposed to the street. If deemed appropriate by the Board of Commissioners, such buildings may be designed with additional height and architectural embellishments, such as corner towers, relating to their location. Refer to Illustration 69.

Buildings shall avoid long, monotonous, uninterrupted wall or roof planes. Building wall offsets, including both projections and recesses, and changes in floor level shall be used in order to add architectural interest and variety and relieve the visual effect of a single, long wall. Similarly, roofline offsets shall be provided in order to provide architectural interest and variety to the massing of a building and relieve the effect of a single, long roof. The exterior of townhouses or apartments may be designed to appear as a single building, such as a large single-family detached dwelling. Refer to Illustration 70.

The primary facade of a building facing a public street or internal open space shall be architecturally emphasized through fenestration, entrance treatment and details. Buildings with more than one facade facing a public street or internal open space shall be required to provide several primary facade treatments. Refer to Illustration 71.

The architectural treatment of the primary facade shall be continued, in its major features, around all visibly exposed sides of a building. All sides of a building shall be architecturally designed to be consistent with regard to style, materials, colors, and details. Blank wall or service area treatment of side and/or rear elevations visible from the public viewshed is discouraged. Refer to Illustration 72.

All visibly exposed sides of a building shall have an articulated base course and cornice. The base course shall align with either the kickplate or sill level of the first story. The cornice shall terminate or cap the top of a building wall and may project out horizontally from the vertical building wall plane and may be ornamented with moldings, brackets and other details. The middle section of a building may be horizontally divided at floor, lintel, or sill levels with belt or string courses. Refer to Illustration 73.

Gable roofs with a minimum pitch of 9/12 shall be used to the greatest extent possible. Where hipped roofs are used, it is recommended that the minimum pitch be 6/12. Both gable and hipped roofs should provide overhanging eaves on all sides that extend a minimum of one foot beyond the building wall, but shall not extend into any street right-of-way. Flat roofs should be avoided on one story buildings and are recommended on buildings of a minimum of two stories in height, provided all visibly exposed walls have an articulated cornice that projects out horizontally from the vertical building wall plane. Other types of roofs should be appropriate to the building's architecture. Mansard roofs are generally discouraged on buildings less than three stories in height. Architectural embellishments that add visual interest to roofs, such as dormers, belvederes, masonry chimneys, cupolas, clock towers and other similar elements, are encouraged. Refer to Illustration 74.

Fenestration shall be architecturally compatible with the style, materials, colors and details of a building. Windows shall be vertically proportioned wherever possible. To the extent possible, the location of windows on the upper stories of a building shall be vertically aligned with the location of windows and doors on the ground level, including storefronts or display windows. Refer to Illustration 75.

Blank, windowless walls are prohibited, unless the construction of a blank wall is necessitated by local building codes. Such wall should be articulated by the provision of blank window openings trimmed with frames, sills and lintels, or by using recessed or projecting display window cases if the building is occupied by a commercial use. Intensive landscaping may also be appropriate in certain cases. Refer to Illustration 76.

All entrances to a building shall be defined and articulated by architectural elements such as lintels, pediments, pilasters, columns, porticos, porches, overhangs, railings, balustrades and others, where appropriate. Any such element utilized shall be architecturally compatible with the style, materials, colors and details of the building as a whole, as shall the doors. Refer to Illustration 77.

In mixed-use buildings, differences between ground-floor commercial uses and entrances for upper-level commercial or apartment uses shall be reflected by differences in facade treatment. Storefronts and other ground-floor entrances shall be accentuated through cornice lines. Further differentiation can be achieved through distinct but compatible exterior materials, signs, awnings, and exterior lighting. Refer to Illustration 78.

Storefronts are an integral part of a building and shall be integrally designed with the upper floors of a building to be compatible with the overall character of the facade. Ground-floor retail, service and restaurant uses shall have large-pane display windows on the ground level. Such windows shall be framed by the surrounding wall and shall not exceed 75% of the total ground-level facade area. Buildings with multiple storefronts shall be unified through the use of architecturally compatible materials, colors, details, awnings, signage, and lighting fixtures. Refer to Illustration 79.

Fixed or retractable awnings are permitted at ground-floor level, and on upper levels where appropriate, provided they complement a building's architectural style, are compatible with its materials, colors and details, do not conceal architectural features, such as cornices, columns, pilasters or decorative details, do not impair facade composition, and are designed as an integral part of the facade. Canvas is the preferred material, although other waterproofed fabrics may be used. Metal or aluminum awnings are prohibited. In buildings with multiple storefronts, compatible awnings should be used as a means of unifying the structure. Refer to Illustration 80.

Light fixtures attached to the exterior of a building shall be architecturally compatible with the style, materials, colors and details of the building and shall comply with local building codes. The type of light source used on the exterior of buildings, signs, parking areas, pedestrian walkways and other areas of a site, and the light quality produced, shall be the same or compatible. Facades shall be lit from the exterior and, as a general rule, lights should be concealed through shielding or recessed behind architectural features. The use of low-pressure sodium, high-pressure sodium, metal halide, fluorescent or mercury vapor lighting either attached to buildings or to light the exterior of buildings shall be prohibited. Mounting brackets and associated hardware should be inconspicuous. Refer to Illustration 81.

All air-conditioning units, HVAC systems, exhaust pipes or stacks, elevator housing and satellite dishes and other telecommunications-receiving devices shall be thoroughly screened from view from the public right-of-way and from adjacent properties by using walls, fencing, roof elements, penthouse-type screening devices or landscaping.

Fire escapes shall not be permitted on a building's primary facade. In buildings requiring a second means of egress pursuant to the local building codes, internal stairs or other routes of egress shall be used.

Solid metal security gates or solid roll-down metal windows shall not be permitted. Link or grill-type security devices shall be permitted only if installed from the inside, within the window or door frames, or, if installed on the outside, if the coil box is recessed and concealed behind the building wall. Security grilles shall be recessed and concealed during normal business hours. Models which provide a sense of transparency, in light colors, are encouraged. Other types of security devices fastened to the exterior walls shall not be permitted.

All materials, colors and architectural details used on the exterior of a building shall be compatible with the building's style, as well as with each other. A building designed of an architectural style that normally includes certain integral materials, colors and/or details shall incorporate such into its design. Where appropriate to the architectural style of a building, shutters shall be provided on all windows fronting a street or visible from the public right-of-way. Shutters shall be proportioned to cover 1/2 the width of the window.

The applicant shall submit a sketch plan to the Township Planning Commission for preliminary discussion of intent.

The Planning Commission shall review the sketch plan at a Planning Commission meeting with the applicant and, by mutual agreement, determine a sketch plan which conforms with the intent of this article. The applicant may then proceed with the preparation of the development plan for conditional use submittal.

The submission of a sketch plan shall not be deemed the beginning of the time period for review as prescribed by law, and the review of the sketch plan by the Planning Commission shall not bind the Township to approve the application for conditional use, tentative or final approval.

Ten complete copies of an application for tentative approval for a planned residential development in accordance with § 500-143 shall be submitted by the landowner to the Township Manager-Secretary. The landowner shall also submit a filing fee to the Township in an amount specified on the fee schedule adopted from time to time by resolution of the Board of Commissioners. No plan shall be considered as properly filed until such time as the filing fee is submitted to the Township.

Each copy of the application for tentative approval shall include the following four parts:

The complete copies of the application for tentative approval will be distributed as follows:

Within 60 days after the Township receives both an application for tentative approval of a planned residential development and the required filing fee, a public meeting or public hearing, whichever is required, shall be held by the Board of Commissioners, which shall be advertised, conducted and made a record in the manner prescribed herein.

The Board of Commissioners, within 60 days following the conclusion of the public hearings or within 180 days after the date of filing of the application, whichever occurs first, shall, by official written communication to the landowner, either:

The grant or denial of tentative approval by official written communication shall include not only conclusions but also findings of fact related to the specific proposal and shall set forth the reasons for the grant, with or without conditions, or for the denial. The written communication shall set forth with particularity in what respects the development plan would or would not be in the public interest, including, but not limited to, findings of fact and conclusions on the following:

In the event a development plan is granted tentative approval, with or without conditions, the Board of Commissioners may set forth in the official written communication the time within which an application for final approval of the development plan shall be filed or, in the case of a development plan which provides for development over a period of years, the periods of time within which applications for final approval of each part thereof shall be filed. Except upon the consent of the landowner, the time so established between the grant of tentative approval and the application for final approval shall not be less than three months, and, in the case of developments over a period of years, the time between applications for final approval of each part of the plan shall not be less than 12 months.

The official written communication shall be certified by the Township Manager-Secretary and shall be filed in his office, and a certified copy shall be mailed to the landowner. Where tentative approval has been granted, it shall be deemed an amendment to the Zoning Map, effective upon final approval, and shall be noted on the Zoning Map.

In the event the planned residential development is granted tentative plan approval subject to conditions, the landowner may, within 30 days after receiving a copy of the official written communication from the Board of Commissioners, notify the Board of Commissioners of his refusal to accept all required conditions, in which case the Board of Commissioners shall be deemed to have denied tentative approval of the development plan. In the event the landowner does not, within 30 days, notify the Board of Commissioners of his refusal to accept all said conditions, tentative approval of the development plan, along with any conditions, shall stand as granted.

Tentative approval of a development plan shall not qualify a plan of the planned residential development for recording nor authorize construction or the issuance of any zoning and/or building permits. A development plan which has been given tentative approval as submitted, or which has been given tentative approval with conditions which have been accepted by the landowner (provided the landowner has not defaulted or violated any of the conditions of the tentative approval), shall not be modified or revoked or otherwise impaired by action of the Township pending application for final approval without the consent of the landowner, provided an application or applications for final approval is filed or, in the case of development over a period of years, provided applications are filed, within the periods of time specified in the official written communication granting tentative approval.

In the event a development plan is given tentative approval and thereafter, but prior to final approval, the landowner shall elect to abandon the development plan and shall so notify the Board of Commissioners in writing, or in the event the landowner shall fail to file application or applications for final approval within the required period of time or times, as the case may be, the tentative approval shall be deemed to be revoked, and all that portion of the area included in the development plan for which final approval has not been given shall be subject to those ordinances otherwise applicable thereto as they may be amended from time to time, and the same shall be noted on the Zoning Map and in the records of the Township Manager-Secretary.

An application for final approval may be for all the land included in the development plan or for a section of the development plan as delineated in the tentative approval.

Ten complete copies of an application for final approval in accordance with § 500-138 shall be submitted by the landowner to the Township Manager-Secretary within the time specified by the official written communication granting tentative approval. The landowner shall also submit a filing fee to the Township in an amount specified on the fee schedule adopted from time to time by resolution of the Board of Commissioners. No plan shall be granted final approval until such time as the filing fee is properly submitted to the Township.

Each copy of the application for final approval shall consist of the following:

The complete copies of the application for final approval shall be distributed in accordance with § 500-138C.

In the event an application for final approval has been filed as required by this article and the official written communication granting tentative approval, the Board of Commissioners, within 45 days after the Township receives the application, shall grant the development plan final approval.

A public hearing on an application for final approval shall not be required, provided the development plan submitted for final approval is in compliance with this article and the official written communication granting tentative approval.

In the event the development plan as submitted contains variations from the development plan given tentative approval, the Board of Commissioners may refuse to grant final approval and, within 45 days from the filing of the application for final approval, shall so advise the landowner in writing of its refusal, setting forth in the notice the reasons why one or more of the variations are not in the public interest.

In the event an application for final approval is denied approval, the landowner may either refile the application for final approval without the variations objected to or file a written request with the Board of Commissioners that it hold a public hearing on his application for final approval. If the landowner wishes to take either action, he may do so at any time within which he is entitled to apply for final approval, or within 30 additional days if the time for applying for final approval shall have already passed at the time when the landowner was advised that the development plan was not in substantial compliance. In the event the landowner shall fail to take either of these alternate actions within the required time, he shall be deemed to have abandoned the development plan.

Any public hearing on an application for final approval granted by the Board of Commissioners shall be held pursuant to public notice within 30 days after request for the hearing is made by the landowner, and the hearing shall be conducted in the manner prescribed herein for public hearings on applications for tentative approval.

The Board of Commissioners, within 30 days following the conclusion of the public hearings, shall, by official written communication, either:

The grant or denial of final approval of the development plan shall, in cases arising under this section, be in the form and contain the findings required for an application for tentative approval set forth herein.

A development plan which has been granted final approval shall be certified without delay by the Board of Commissioners as being approved; provided, however, no development plan shall be certified unless security to secure the completion of improvements in accordance with Article V of the MPC[1] has been posted. The applicant shall provide the Township an electronic version of the approved development plan on CD prior to recording.

Within 90 days after certification by the Board of Commissioners of final approval of the development plan, the plan shall be filed and recorded by the landowner in the office of the Recorder of Deeds of Lancaster County.

No sale of lots or buildings, leasehold agreements, or construction of any buildings or development of any nature shall be permitted prior to recording of the approved development plan. The Zoning Officer shall not issue a permit unless the application for the permit is accompanied by a certificate of recording issued by the Recorder of Deeds.

In the event a development plan or section thereof is given final approval and thereafter the landowner shall abandon the plan or section thereof and shall notify the Board of Commissioners in writing or the landowner shall fail to commence and carry out the planned residential development in accordance with the time provisions stated in Section 508 of the MPC,[2] no development or further development shall take place on the property included in the development plan until after the property is reclassified by enactment of an amendment to this chapter in the manner prescribed for such amendments in Article VI of the Pennsylvania Municipalities Planning Code.[3]

After the landowner obtains the required permits in accordance with this chapter and with the Township Building Code and other applicable Township ordinances, he may proceed with construction of the planned residential development.

The Township shall inspect the improvements which are installed as part of the planned residential development in accordance with the provisions of Article V of the Pennsylvania Municipalities Planning Code[1] and Chapter 440, Subdivision and Land Development, this chapter, and Chapter 432, Stormwater Management.

The Board of Commissioners shall release financial security which has been posted to secure the completion of improvements in accordance with the requirements of Article V of the Pennsylvania Municipalities Planning Code[2] and Chapter 440, Subdivision and Land Development.

All required improvements which have been offered for dedication shall be deemed to be private until such time as the improvements have been completely constructed and accepted by resolution or ordinance of the Board of Commissioners.

The sketch plan may be an approximate drawing, but should generally be drawn to a reasonable scale, typically either 50 or 100 feet to the inch.

The sketch plan shall contain at least the following information, but need not necessarily show precise dimensions:

Part A: application form. The application for approval of a planned residential development, supplied by the Township, shall be completed by the landowner or his agent.

Part B: site maps, profiles, cross sections, and architectural drawings. Each map, plan and drawing shall be prepared by a professional engineer, surveyor, landscape architect or architect registered in the Commonwealth of Pennsylvania, who shall place his seal and signature on all applicable plans, map, and drawings.

Part C: declaration of covenants, grants of easements, conditions, and restrictions. Information shall be submitted to demonstrate how the developer would administer the architectural guidelines and enforce the declaration of covenants, grants of easements, conditions, and restrictions. The following criteria shall be addressed:

Part D: the supporting information report. This report shall contain the following information:

All parts of the application for tentative approval shall be submitted. All maps, plans, drawings, and written material shall be revised according to the official written communication granting tentative approval. Revisions shall be noted and dated on all exhibits.

All additional maps, plans, drawings, agreements, approvals and other items required by the official written communication granting tentative approval shall be submitted.

The site plans shall be revised to show the following:

Declaration of covenants, grants of easements, conditions, and restrictions.

An agreement shall be entered into between the Township and the landowner to cover in detail the improvements required to be constructed as a condition of acceptance of a planned residential development which specifies time limits for the completion of required improvements. The items to be covered by the agreement shall include, but not necessarily be limited to, the construction of streets, alleys, storm drainage facilities, sanitary sewers, waterlines, street signs, survey markers and monumentation, sidewalks, curbs, off-street parking, streetlights, street trees, fire protection, and common open space improvements.

Financial security shall be calculated and posted to secure the completion of improvements in accordance with the requirements of Article V of the Pennsylvania Municipalities Planning Code[2] and Chapter 440, Subdivision and Land Development. The financial security shall be released as construction progresses in accordance with the procedure set forth in Article V of the Pennsylvania Municipalities Planning Code. Upon completion of the improvements and acceptance of dedication by the Township of any improvements, the landowner shall post financial security to secure the structural integrity and functioning of the improvements which have been accepted by the Township in accordance with the requirements of Article V of the Pennsylvania Municipalities Planning Code.