Manor Township City Zoning Code
ARTICLE III
General Provisions
§ 425-30 Applicability.
The regulations contained within this Article III shall apply to all uses within the Township.
§ 425-31 Accessory uses and structures.
A.
Fences and walls. No fence or wall (except agricultural fences, required junkyard, antenna, and tennis court walls or fences, or a retainer wall of a building permitted under the terms of this chapter) shall be erected to a height of more than three feet in a front yard and more than six feet in any other yard within the (A) Agricultural, (R) Rural, (C) Conservation, or any of the residential zones. Within the (MRC) Mixed Residential/Commercial, (I) Industrial, (E) Excavation, or any of the commercial zones, no fence or wall shall be erected to a height of more than 10 feet in any yard. No fence shall be erected to a height of more than three feet in the rear yard of a corner and through lot, if such rear yard is adjacent to the front yard of an adjoining property. No fence shall block motorist view of vehicles entering or exiting the property. In any zone, fences on residential lots shall be limited to a height of three feet in the front yard and six feet in other yards, unless greater restrictions are set forth under this chapter, in which case the greater restrictions shall apply. Furthermore, no aboveground electric fence shall be permitted on a principal residential lot unless the residence is part of a farm. Underground electric domestic pet containment systems are permitted; however, wiring associated with the underground containment system shall not be located within any street right-of-way.
[Amended 3-4-2019 by Ord. No. 4-2019; 9-5-2023 by Ord. No. 2-2023]
B.
Swimming pools. No permanent structure shall be permitted without an operable filtration system utilizing chlorine, bromine or some other antibacterial agent. Fences, barriers and gates for swimming pools shall comply with the applicable requirements of the Uniform Construction Code. Such fence or wall shall be erected before any pool is filled with water. All pools must be set back at least 10 feet from all lot lines. These requirements shall not apply to man-made ponds, lakes or other impoundments unless the primary purpose for their construction is swimming.
C.
Tennis courts. All tennis courts shall include an open mesh permanent fence 10 feet in height behind each baseline. Such fence shall extend parallel to said baseline at least 10 feet beyond the court's playing surface unless the entire court is enclosed. Any lighting fixtures shall be arranged to prevent objectionable glare on adjoining property.
D.
Satellite dish antennas. Satellite dish antennas are subject to all accessory use standards. Furthermore, any satellite dish antenna located within the (A) Agricultural; (R) Rural; (C) Conservation; (V) Village; or any of the residential zones shall be used only to receive signals, not transmit them. All ground-mounted satellite dish antennas located within the (MRC) Mixed Residential/Commercial; (I) Industrial; (E) Excavation; or any of the commercial zones that are used to transmit video format data shall be completely enclosed by an eight-foot-high nonclimbable fence that includes signage warning of dangerous radiation levels. Any gates within the fence shall be locked when unattended. Satellite dish antennas within the (I) Industrial Zone; (E) Excavation; or any of the commercial zones shall comply with all principal use standards.
E.
Alternative energy sources (AES): wind energy conversion systems (WECS) and solar energy systems (SES).
(1)
General.
(a)
The design and installation of all AES units shall conform to applicable industry standards, including those of the American National Standards Institute (ANSI), Underwriters Laboratories, the American Society for Testing and Materials (ASTM), or other similar certifying organizations, and shall comply with the Township Building Code[1] and with all other applicable fire and life safety requirements. The manufacturer specifications shall be submitted as part of the application.
(b)
Building permit applications for accessory wind energy systems shall be accompanied by standard drawings of the wind turbine structure and stamped engineered drawings of the tower, base, footings, and/or foundation as provided by the manufacturer for the applicable soils conditions.
(c)
Except for those contained on farms, AES units shall not be permitted in the front yard area of any property.
(d)
All transmission lines to and from any AES unit or any supporting building or structure shall be buried underground.
(e)
No illumination of any portion of an AES unit shall be allowed unless required by the Federal Aviation Administration (FAA).
(f)
There shall be no foot pegs or rungs below 12 feet elevation on an AES unit, and all other appropriate measures shall be taken to prevent unauthorized climbing.
(g)
No AES unit shall be installed until evidence has been given that the utility company has been informed of the customer's intent to install an interconnected customer-owned generator. Off-grid systems shall be exempt from this requirement.
(h)
Abandonment. If a WECS unit is inoperable for six consecutive months, the owner shall be notified that they must, within six months of receiving the notice, restore their system to operating condition. If the owner(s) fails to restore their system to operating condition within the six-month time frame, then the owner shall be required, at his expense, to remove the WECS unit for safety reasons.
(2)
Height.
(a)
Building or roof-mounted solar energy systems shall not exceed the maximum allowed height in any zoning district.
(b)
The height of ground- or pole-mounted solar energy systems shall not be greater than the shortest distance measured along a horizontal plane from the solar energy system unit to any lot line.
(c)
The height above the ground of a WECS unit, including the height at the highest point of any blade, turbine, or other appurtenances atop the WECS structure, shall not be greater than the shortest distance measured along a horizontal plane from the WECS unit to any lot line.
(3)
Setback.
(a)
AES units shall be set back from any lot line, public right-of-way, or public utility line a distance equal to the height above the ground of the AES unit, including the height at the highest point of any blade, turbine, or other appurtenance atop the AES unit.
(b)
Roof-mounted solar energy systems. In addition to the building setback, the collector(s) surface and mounting devices for roof-mounted solar energy systems shall not extend beyond the exterior perimeter of the building on which the system is mounted or built. Exterior piping for solar hot water systems shall be allowed to extend beyond the perimeter on the building on a side yard exposure.
F.
Ornamental ponds and wading pools:
(1)
Such structures shall comply with all residential accessory use setbacks as specified in the governing zone.
(2)
No such impoundment shall contain more than 450 cubic feet of water. All ponds, pools or other impoundments exceeding the requirements of this section shall be considered as "man-made lakes, dams and impoundments" and are subject to the criteria listed in § 425-31G of this chapter.
(3)
No such impoundment shall have a length or diameter exceeding 15 feet or a maximum depth exceeding two feet.
(4)
All such ponds or pools shall be maintained so to not pose a nuisance by reason of odor or the harboring of insects.
(5)
No such pond(s) shall be used for the commercial hatching of fish or other species.
G.
Man-made lakes, dams, and impoundments. All lakes, dams, ponds and impoundments may be permitted in any zone, subject to the following:
(1)
All dams, ponds, lakes and impoundments located along and connected to a stream that involve any of the following shall require the obtainment of a permit from the PADEP Bureau of Dams and Waterways Division of Dam Safety, or a letter indicating that the proposed use does not require a PADEP permit.
(2)
All dams, ponds and impoundments not contiguous to a stream that have an intake, outlet, or both, and/or have an embankment within 50 feet of a stream shall require the obtainment or waiver of a permit from the PADEP Bureau of Dams and Waterways Division of Waterways and Stormwater Management.
(3)
All dams, ponds and impoundments shall be located at least 75 feet from any subsurface sewage disposal system or well.
(4)
All other dams, ponds and impoundments require the submission of statement by a qualified engineer that the proposed use is properly constructed and will not pose a threat to the public safety nor the environment during normal flow conditions and those associated with the base flood. All dams shall be constructed to a height of one foot above the water surface elevation occurring during the base flood.
(5)
Requirements for fencing. All ponds constructed within areas subject to livestock shall be enclosed by fencing that prevents livestock from trampling the pond's shores and polluting the waters.
(6)
Maintenance. All ponds shall be regularly maintained and floating debris shall be removed from all pipes and spillways. All ground cover shall be trimmed. Weeds, brush and trees shall not be permitted to grow on the dam or spillway.
H.
Garage/yard sales. Within any zone, an owner and/or occupant may conduct up to two garage/yard sales per year. No garage or yard sale shall be conducted for a period longer than two consecutive days. Such sales may offer for sale personal possessions; no import or stocking of inventory shall be permitted. Only one six-square-foot sign shall be permitted advertising the garage/yard sale; such sign must be set back at least 10 feet from any lot line and comply with § 425-44F of this chapter. In no case shall any aspect of the garage/yard sale be conducted in a street right-of-way. The conduct of garage sales beyond the extent described herein represents a commercial business and requires appropriate zoning authorization.
§ 425-32 Unenclosed storage.
A.
Recreational vehicles, boats, campers, trailers and trucks. In any of the residential zones, no boats, campers, recreational vehicles, trailers, nor trucks with more than two axles (except personal pickup truck), shall be stored within any front yard, unless located within a driveway.
B.
Outdoor stockpiling. In all zones, no outdoor stockpiling of any material or outdoor storage of trash is permitted in the front yard. In any of the residential zones, the outdoor stockpiling of materials (except firewood) for more than one year is prohibited.
§ 425-33 Setback modifications.
A.
Front setback or buildings on built-up streets. Where at least two adjacent buildings within 100 feet of a property are set back a lesser distance than required, the average of the lesser distances becomes the required minimum front setback for the property. However, in no case shall the setback line be less than 30 feet from any abutting street right-of-way line of a collector nor less than 40 feet from any abutting street right-of-way line of an arterial (as identified in § 425-45 of this chapter).
B.
Accessory or appurtenant structures. The setback regulations do not apply to:
(1)
Bus shelters; telephone booths; and cornices, eaves, chimneys, steps, canopies, and similar extensions, but do apply to porches, whether covered or not. [Note: Setbacks for porches in the (RH) High-Density Residential and (RH1) High-Density Residential Flex Zones shall be governed by the requirements of §§ 425-15E and 425-29E of this chapter.]
(2)
Open fire escapes.
(3)
Minor public utility structures, articles of ornamentation or decoration.
(4)
Fences, hedges and retaining walls.
§ 425-34 Height limit exceptions.
A.
The height regulations do not apply to the following structures or projections, provided such structures or projections are set back a horizontal distance at least equal to their height from any property line (except cell site antennas, which shall be set back in accordance with the setback regulations of § 425-61 of this chapter):
(1)
Water towers, antennas, utility poles, smokestacks, chimneys, farm silos, windmills, flagpoles, school gymnasiums, school auditoriums, or other similar structures.
(2)
Rooftop structures for the housing of elevators, stairways, water storage tanks, ventilating fans, and other mechanical appurtenances.
(3)
Parapet walls or cornices used solely for ornamental purposes if not in excess of five feet above the roof line.
B.
In no case shall any freestanding or rooftop structure above the maximum permitted height be used for the purpose of providing additional floor space for residential, commercial or industrial purposes.
§ 425-35 Corner lots.
A.
A front yard, as provided for in the area and lot requirements for the various zones, shall be required along each street on which a corner lot abuts.
B.
On any lot, no wall, fence, or other structure shall be erected, altered, or maintained, and no hedge, tree, or other growth shall be planted or maintained which may cause danger to traffic on a street by obscuring the view. On corner lots, no such structure or growth shall be permitted within an area which is formed by a triangle where the two legs of the triangle extended 100 feet from the center line intersection of the two intersecting streets.
§ 425-36 Minimum habitable floor area.
§ 425-37 Erection of more than one principal use on a lot.
More than one principal use may be erected on a single lot, provided that all lot and yard requirements, standards, and other requirements of this chapter shall be met for each structure as though it were on an individual lot. In addition, such proposals shall gain approval for a land development plan, and provide individually approved methods of sewage disposal.
§ 425-38 Required vehicular access.
Every building hereafter erected or moved shall be on a lot adjacent to a public street or with access to an approved private street. The erection of buildings without approved access shall not be permitted. Approved access shall be defined in terms of Chapter 388, Subdivision and Land Development, as may be amended from time to time, for street design, or as subsequently provided for by the Township. Access to lots containing single-family dwellings shall be via driveways (see § 425-39); access to lots containing other uses shall be via access drives (see § 425-40).
§ 425-39 Driveway requirements.
A.
Number per lot. No more than two driveway connections per lot shall be permitted.
B.
Setbacks. Driveways shall not connect with a public street within 40 feet of the right-of-way lines of any intersecting streets, within five feet of a fire hydrant. In addition, unless constructed as an approved shared driveway, driveways shall not be located within three feet of adjoining lot lines.
C.
Clear-sight triangle. Driveways shall be located and constructed so that a clear-sight triangle of 75 feet as measured along the street center line and five feet along the driveway center line is maintained; no permanent obstructions and/or plant materials over three feet high shall be placed within this area.
 |
D.
Slope. A driveway shall not exceed a slope of 15% within 25 feet of the street right-of-way lines.
E.
Road classification. Driveway access shall be provided to the street of lesser classification when there is more than one street classification involved.
F.
Driveway width. No driveway shall provide a curb cut exceeding 24 feet in width.
G.
PennDOT permit. Any driveway intersecting with a state-owned road shall require the obtainment of a driveway permit from the PennDOT.
H.
Township permit. Any driveway intersecting with a Township road shall require the obtainment of a driveway permit from the Township.
I.
Drainage. Driveways shall not be constructed in a manner to be inconsistent with the design, maintenance, and drainage of the street.
J.
Paving. Driveways shall be a bituminous paving or concrete from the edge of the cartway to the edge of the right-of-way.
[Added 3-4-2019 by Ord. No. 4-2019]
§ 425-40 Access drive requirements.
A.
Number per lot. Except as specified elsewhere, the number of access drives intersecting with a street may not exceed two per lot. The Zoning Hearing Board may grant a variance for additional access points where required to meet exceptional circumstances and where frontage of unusual length exists.
B.
Setbacks. All access drives shall be set back at least:
(1)
Two hundred feet from the intersection of any street right-of-way lines.
(2)
One hundred feet from any other access drive located upon the same lot (measured from cartway edges).
(3)
Fifteen feet from any side and/or rear property lines; however, this setback can be waived along one property line when a joint parking lot is shared by adjoining uses.
C.
Clear-sight triangle. Clear sight triangles shall comply with Chapter 388, Subdivision and Land Development.
D.
Slope. Access drives shall not exceed a slope of 4% within 40 feet of the intersecting street center line.
E.
Surfacing. All access drives shall be paved with concrete or bituminous paving material, or another dust-free material suitable to the Board of Supervisors.
F.
Access drive width. Access drives shall provide a twelve-foot-wide cartway for each lane of travel. However, in no case shall any access drive cartway be less than 18 feet wide, if it provides for truck movement between the public right-of-way and any required off-street loading spaces as regulated by § 425-42 of this chapter. See table below for further explanation:
Use | Number of Lanes | Direction of Travel | Required Access Drive Width (feet) | |
|---|---|---|---|---|
Automobiles only | 1 | 1-way | 12 | |
Automobiles only | 2 | 1- or 2-way | 24 | |
Automobiles only | 3 or more | 1- or 2-way | 12 per lane | |
Automobiles and trucks | 1 | 1-way | 18 | |
Automobiles and trucks | 2 | 1- or 2-way | 24 | |
Automobiles and trucks | 3 or more | 1- or 2-way | 12 per lane |
G.
Township permit. Any access drive intersecting with a Township road shall require the obtainment of a driveway permit from Manor Township.
H.
PennDOT Permit. Any access drive intersecting with a state-owned road shall require the obtainment of PennDOT driveway permit.
§ 425-41 Off-street parking requirements.
[Amended 7-7-2025 by Ord. No. 1-2025]
A.
Off-street parking shall be required in accordance with the provisions of this section prior to the occupancy of any building or use, so as to alleviate traffic congestion on streets. These facilities shall be provided whenever:
B.
Parking for single-family dwellings. Every single-family dwelling shall be required to provide at least two off-street parking spaces. Such spaces must be provided behind the street right-of-way line and may take the form of garages, carports or driveways. Additional regulations pertaining to driveways are contained in § 425-39 of this chapter. The remaining regulations contained in this section do not apply to off-street parking facilities serving one single-family dwelling.
C.
Site plan approval.
(1)
Each application for a zoning permit (for a use for which parking spaces are required) shall include a drawing (site plan) showing the proposed layout of the lot. The drawing shall clearly indicate all of the design elements required below.
(2)
No zoning permit shall be issued for any use for which parking spaces are required unless the site plan has been approved or necessary variances have been obtained.
D.
Surfacing. All parking lots shall be constructed and maintained with a paved surface of concrete or bituminous materials, or another dust-free surface, approved by the Board of Supervisors.
E.
Separation from streets and sidewalks. Parking spaces shall be guarded by curbs or other protective devices, which are arranged so that parked cars cannot project into the streets, yards, or walkways. Off-street parking spaces shall not extend into the legal right-of-way.
F.
Drainage. Parking lots shall be graded to a minimum slope of 1% to provide for drainage. Adequately sized inlets and storm sewers shall be provided to discharge stormwater in accordance with a plan to be approved by the Township.
H.
Design standards for handicapped parking spaces. The following lists required minimum space sizes:
(2)
Location. Parking spaces for the physically handicapped shall be located as close as possible to ramps, walkways, entrances, and elevators. Where feasible, these parking spaces shall be located so that the physically handicapped are not forced to wheel or walk across main traffic lanes or behind parked cars to reach the ramps and other facilities. The spaces shall be situated in those areas of the parking lots located nearest to each primary building entrance.
(3)
Identification. Parking spaces for the physically handicapped shall be identified by signs, generally located eight feet above grade. The signs shall state that the space is reserved by law for the physically handicapped. Where these signs are placed flush against buildings or structures, or in other locations not accessible to vehicular or pedestrian traffic, the height may be reduced to six feet. Handicapped spaces may also be designated through blue surface painting as an alternative to signage.
(4)
Curbs.
(a)
Where a curb exists between a parking lot and a sidewalk, a horizontally scored ramp or curb cut shall be provided for wheelchair access.
(b)
The curb cut shall not be less than four feet wide and shall have a grade of not more than one foot in 12 feet.
(c)
Curb cuts shall be provided within 30 feet of each accessible entrance to the structure, at all pedestrian walk intersections, and elsewhere to provide reasonable direct circulation within each development.
(d)
The curb cuts shall not be more than 150 feet apart.
(6)
Storm drains. Storm drain grates and similar devices shall not be located within the required access for the physically handicapped.
(7)
Grade. The grade of parking spaces for the physically handicapped shall not be more than one foot in 20 feet.
I.
Interior drive widths:
(1)
Interior drives between rows of parking spaces shall have the following minimum widths. See the following table:
Width of Driveway | |||
|---|---|---|---|
Angle of Parking | One-Way Traffic (feet) | Two-Way Traffic (feet) | |
90° | 25 | 25 | |
60° | 20 | 22 | |
45° | 18 | 22 | |
30° | 11 | 22 | |
Parallel | 11 | 22 | |
(2)
Interior drives in areas where there is no parking permitted shall be at least 11 feet wide for each lane of traffic.
J.
Marking of parking spaces and interior drives. All parking lots shall be adequately marked and maintained for the purpose of defining parking spaces and interior drives. As a minimum, the lines of all parking spaces and interior drives (including directional arrows, etc.) shall be solid white and four inches in width.
K.
Not less than a four-foot radius of curvature shall be permitted for horizontal curves in parking areas.
L.
All dead-end parking lots shall be designed to provide sufficient backup area for all end spaces.
M.
Lighting. Adequate lighting shall be provided if the parking lot is to be used at night. The lighting shall be arranged so that it is not directed at land used for residential purposes, nor adjoining lots or streets. Except for public streetlights and traffic signals, freestanding lighting fixtures shall not exceed 25 feet in height. Security or floodlighting may exceed this requirement when attached to a building, provided that such lighting shall be arranged and installed to deflect and focus lights away from adjacent properties; in no case shall parking areas be illuminated by building-mounted lights.
N.
Access drive requirements. Every parking lot shall be connected to a street by means of an access drive. This access drive shall be at least 12 feet wide for each lane, exclusive of curb return and gutters. Section 425-40 of this chapter specifies other requirements for access drives.
O.
Landscaping and screening requirements. The following landscaping and screening requirements shall apply to all parking lots:
(1)
Landscaped strip.
(a)
When a parking lot is located in a yard that abuts a street, a landscaped strip shall be provided on the property along the entire streetline. If there is no building or other structure on the property, the parking lot shall still be separated from the street by the landscaped strip. This strip shall be measured from the street right-of-way line. The strip may be located within any other landscaped strip required to be located along a street. See the following table for required width of landscape strips:
Number of Spaces in Parking Lot, Including Joint Facilities | Landscape Strip Width Measured from Street ROW Line (feet) | |
|---|---|---|
Less than 100 | 15 | |
100 to 250 | 20 | |
Over 250 | 25 |
(b)
Unless otherwise indicated, all parking lots constructed in side or rear yards (as defined herein) shall be set back a minimum of 10 feet from all property lines. Such setbacks shall be used for landscape strips.
(2)
Interior landscaping.
(a)
In any parking lot containing 20 or more parking spaces (except a parking garage), 5% of the total area of the lot shall be devoted to interior landscaping. Such interior landscaping may be used, for example, at the end of parking space rows to break up rows of parking spaces at least every 10 parking spaces, and to help visually define travel lanes through or next to the parking lot. Landscaped areas situated outside of the parking lot, such as peripheral areas and areas surrounding buildings, shall not constitute interior landscaping. For the purpose of computing the total area of any parking lot, all areas within the perimeter of the parking lot shall be counted, including all parking spaces and access drives, aisles, islands, and curbed areas. Ground cover alone is not sufficient to meet this requirement. Trees, shrubs, or other approved material shall be provided. At least one shade tree shall be provided for each 300 square feet (or fraction) of required interior landscaping area. These trees shall have a clear trunk at least five feet above finished-grade level.
(b)
Parked vehicles may not overhang interior landscaped areas more than 2 1/2 feet. Where necessary, wheel stops or curbing shall be provided to insure no greater overhang.
(c)
If a parking lot of fewer than 20 spaces is built without interior landscaping, and later additional spaces are added so that the total is 20 or more, the interior landscaping shall be provided for the entire parking lot.
(3)
Screening. When a parking lot is located on property that is contiguous to land in any of the residential zones or a residential use, the parking lot shall be screened from the contiguous residential zone or residential use. For purposes of this subsection, a parking lot that is separated from a residential zone or residential use by a street shall not be considered contiguous to the residential zone or residential use.
P.
Speed bumps.
(1)
Speed bumps, constructed as part of access drives or parking lots, shall be marked with permanent yellow diagonal stripes.
(2)
The speed bumps shall be in the form of mounds or depressions in the pavement and shall be designed to restrain motor vehicle speed.
(3)
There shall be a warning sign posted at each entrance to a parking area having speed bumps.
(4)
In no case shall the overall height (or depth) of speed bumps exceed three inches.
Q.
Joint parking lots.
(1)
In commercial shopping centers over three acres in size, joint parking lots may be permitted. Parking spaces must be appropriately distributed upon the lot to provide convenient walking distance between vehicle and each of the shopping center's stores.
(2)
In the (CO) Commercial Office Zone, (LC) Local Commercial Zone, (GC) General Commercial Zone, and (I) Industrial Zone and for commercial uses in the (MRC) Mixed Residential/Commercial Zone, (LTD) Limited Commercial Zone, (V) Village Zone, and (MUC) Mixed-Use Campus Zone, two or more properties may share facilities, provided that cross easements for parking are established on all such properties. These joint facilities, including accessory drives, shall not be subject to any setback requirements in the location of the shared facilities and access drives.
R.
Prohibited uses of a parking lot.
(1)
Automobile parking lots are for the sole purposes of accommodating the passenger vehicles of persons associated with the use that requires them. Parking lots shall not be used for the following and/or loading purposes:
(a)
The sale, display, or storage of automobiles or other merchandise;
(b)
Parking/storage of vehicles accessory to the use;
(c)
Performing services (including services to vehicles); nor
(d)
Required off-street parking space shall not be used for loading and unloading purposes except during hours when business operations are suspended.
(2)
However, parking lots may be used for carnivals, circuses, fairs, exhibitions or other similar events, so long as they do not continue longer than seven days, are conducted by public and/or nonprofit groups, the use is one that is permitted within the zone in which it is to be located, and a temporary use permit is obtained.
S.
Required off-street parking; Projections and methodologies.
(1)
Off-street parking shall be provided to meet the demand for the proposed land use. The applicant shall calculate this demand based on accepted standards, such as those published in the Institute of Transportation Engineers' Parking Generation Reports or other acceptable standards.
(2)
Mixed-use projects shall provide parking according to a shared parking analysis that projects parking needs based on the peak hour of parking demand. For example, a building with first-floor retail and office space and upper-floor residential will be able to adjust total parking demand to address the fact that peak residential parking demand will occur in the evening, while peak office parking demand will occur during the day. This analysis shall be based on accepted standards, such as those published in the Institute of Transportation Engineers' Parking Generation Reports, the Urban Land Institute Shared Parking Study, or other acceptable standard.
(3)
Any nonresidential use proposing to exceed the Institute of Transportation Engineer's Parking Generation Report's 85th percentile for the number of proposed parking spaces by more than 125% shall require a registered professional to complete a parking generation study that adequately addresses parameters to include, but not be limited to, land use, zoning, district classification, development environment (urban, suburban, rural), and local and regional locational context, subject to Township staff and Township Engineer review and recommendation and Board of Supervisors approval.
(4)
Review of parking calculations.
(a)
Subdivision and land development approval. The parking demand projections and methodologies of all projects requiring subdivision and land development approval shall be subject to approval by the Board of Supervisors.
(b)
Permit approval. The parking demand projections and methodologies for projects requiring permit approval and not requiring subdivision and land development approval shall be subject to approval by the Zoning Officer.
§ 425-42 Off-street loading facilities.
A.
Off-street loading shall be required in accordance with this section prior to the occupancy of any building or use, so as to alleviate traffic congestion on streets. These facilities shall be provided whenever:
B.
Site plan approval:
(1)
Each application for a zoning permit (for use for which off-street loading spaces are required) shall include a drawing (site plan) showing the proposed layout of the loading area. The drawing shall clearly indicate the design elements required below.
(2)
No zoning permit shall be issued for any use for which a loading area is required unless the site plan has been approved or necessary variances have been approved.
C.
Surfacing. All off-street loading facilities, including access drives, shall be constructed and maintained with a paved surface of concrete or bituminous materials.
D.
Location. Except as provided elsewhere, a ground-level loading area may be located in any side or rear yard.
E.
Connection to street. Every loading space shall be connected to a street by means of an access drive. The access drive shall be at least 24 four wide feet for two-way travel, or 18 feet wide for one-way travel, exclusive of any parts of the curb and gutters. Section 425-40 of this chapter specifies other requirements for access drives.
F.
Separation from streets, sidewalks, and parking lots. Off-street loading spaces shall be designed so that there will be no need for service vehicles to back over streets or sidewalks. Furthermore, off-street loading spaces shall not interfere with off-street parking lots.
G.
Drainage. Off-street loading facilities (including access drives) shall be drained to prevent damage to other properties or public streets. Furthermore, all off-street loading facilities shall be designed to prevent the collection of standing water on any portion of the loading facility surface, particularly next to access drives.
H.
Required off-street loading facilities sizes. The following table lists required minimum loading space sizes (excluding access drives, entrances, and exits):
Type of Use | Length (feet) | Width (feet) | Height (if covered or obstructed) (feet) |
|---|---|---|---|
Industrial, wholesale and storage uses and shopping centers | 63 | 12 | 15 |
All other uses | 33 | 12 | 15 |
I.
Lighting. Adequate lighting shall be provided if the loading facility is to be used at night. The lighting shall be arranged so that it is not directed at land used for residential purposes, nor adjoining lots or streets.
J.
Landscaping and screening requirements. Unless otherwise indicated, all off-street loading facilities shall be surrounded by a fifteen-foot-wide landscape strip. All off-street loading facilities shall also be screened from adjoining residentially zoned properties and/or adjoining public streets.
K.
Schedule of off-street loading spaces required. See the following table:
Type of Use | Number of Spaces Per | Gross Floor Area/Dwelling Units |
|---|---|---|
Hospital or other institution | None 1.0 +1.0 | First 10,000 square feet 10,000 to 100,000 square feet Each additional 100,000 square feet (or fraction) |
Hotel, motel or other similar lodging facilities | None 1.0 +1.0 | First 10,000 square feet 10,000 to 100,000 square feet Each additional 100,000 square feet (or fraction) |
Industry or manufacturing | None 1.0 +1.0 | First 2,000 square feet 2,000 to 25,000 square feet Each additional 40,000 square feet (or fraction) |
Multifamily dwelling | None 1.0 +1.0 | Less than 100 dwelling units 100 to 300 dwelling units Each additional 200 dwelling units (or fraction) |
Office building, including banks | None 1.0 +1.0 | First 10,000 square feet 10,000 to 100,000 square feet Each additional 100,000 square feet (or fraction) |
Retail sales and services, per store | None 1.0 2.0 +1.0 | First 2,000 square feet 2,000 to 10,000 square feet 10,000 to 40,000 square feet Each additional 100,000 square feet (or fraction) |
Shopping centers (integrated shopping centers, malls and plazas) having at least 25,000 square feet | 1.0 +1.0 | 25,000 square feet up to 100,000 square feet Each additional 100,000 square feet |
Theater, auditorium, bowling alley, or other recreational establishment | None 1.0 +1.0 | First 10,000 square feet 10,000 to 100,000 square feet Each additional 100,000 square feet (or fraction) |
Undertaking establishment or funeral parlor | None 1.0 +1.0 | First 3,000 square feet 3,000 to 5,000 square feet Each additional 10,000 square feet (or fraction) |
Wholesale or warehousing (except mini-warehousing) | None 1.0 +1.0 | First 1,500 square feet 1,500 to 10,000 square feet Each additional 40,000 square feet (or fraction) |
§ 425-43 Screening, landscaping, and lighting requirements.
[Amended 3-4-2019 by Ord. No. 4-2019; 9-5-2023 by Ord. No. 2-2023]
A.
Yard ground cover. Any part of the site which is not used for buildings, other structures, loading or parking spaces and aisles, sidewalks, and designated storage areas shall be planted with an all-season ground cover approved by the Board of Supervisors (e.g., grass, ivy, vetch, pachysandra, etc.). In addition, gravel can be substituted if done in a manner to compliment other vegetative materials. It shall be maintained to provide an attractive appearance, and all nonsurviving plants shall be replaced promptly.
B.
Landscaping requirements.
(1)
Any required landscaping (landscape strips and interior landscaping) shall include a combination of the following elements: deciduous trees, ground covers, evergreens, shrubs, vines, flowers, rocks, gravel, earth mounds, berms, walls, fences, screens, sculptures, fountains, sidewalk furniture, or other approved materials. Artificial plants, trees, and shrubs may not be used to satisfy any requirement for landscaping or screening. No less than 80% of the required landscape area shall be vegetative in composition, and no outdoor storage shall be permitted within required landscape areas. Eighty-five percent of the required landscaping shall be native plants. All replacement trees shall be noninvasive.
(2)
For each 750 square feet of required area for landscape strips, one shade/ornamental tree shall be provided. For every 300 square feet of interior landscaping required (parking lots), one shade tree shall be provided. If deciduous, these trees shall have a clear trunk at least five feet above finished grade; if evergreen, these trees shall have a minimum height of six feet. All required landscape strips shall have landscaping materials distributed along the entire length of the lot line abutting the yard.
C.
Screening. The following materials may be used: evergreens (trees, hedges, or shrubs), walls, fences, earth berms, or other approved similar materials. Any wall or fence shall not be constructed of corrugated metal, corrugated fiberglass, or sheet metal. Screening shall be arranged so as to block the ground-level views between grade and a height of six feet. Landscape screens must achieve this visual blockage within two years of installation.
D.
Selection of plant materials.
(1)
Trees and shrubs shall be typical of their species and variety; have normal growth habits, well-developed branches, densely foliated, vigorous, and fibrous root systems. They shall have been grown under climatic conditions similar to those in the locality of the project or properly acclimated to conditions of the locality of the project.
(2)
Any tree or shrub that dies shall be replaced. All landscaping and screening treatments shall be properly maintained.
E.
Refuse collection and containment stations.
(2)
Outdoor refuse collection stations shall be provided for garbage and trash removal when individual collection is not made and indoor storage is not provided.
(3)
Refuse collection stations shall be located so as to be separated adequately from habitable buildings to avoid being offensive, but at the same time be convenient for both collectors and residents.
(4)
Outdoor refuse collection stations shall be surrounded by a containment structure, six feet in height, to prevent the escape of refuse by wind, water or other natural elements and prevent animals, rodents, etc., from entering. The containment structure shall be constructed of wood, masonry, or other suitable material approved by the Township, and have a self-latching gate.
(5)
The outdoor refuse collection station shall be screened from adjacent residential uses or residentially zoned land.
(6)
The outdoor refuse collection station shall be designed and installed to minimize stormwater pollution. Under no circumstances will dumpster seepage or stormwater contaminated with dumpster seepage be allowed to enter any storm sewer system.
F.
Lighting. All lighting shall be aimed, located, designed, fitted, shielded and maintained so as not to present a hazard to drivers or pedestrians by impairing their ability to safely traverse and so as not to create a nuisance by projecting or reflecting objectionable light onto a neighboring use or property.
§ 425-44 Signs.
A.
Statement of purpose. The purposes of this section are as follows:
(1)
To provide for signs as a means of effective visual communication.
(2)
To promote adopted Comprehensive Planning and zoning objectives.
(3)
To assure compatibility of signs with land uses and buildings in the vicinity of the signs and in the community as a whole.
(4)
To improve the safety of pedestrians, vehicular traffic and property.
(5)
To enhance the economic value of the community.
(6)
To enhance the aesthetic environment.
(7)
To minimize adverse effects of signs on nearby property.
(8)
To otherwise promote the public health, safety, morals, and general welfare of the community.
(9)
To regulate the use of signs through a sign permitting process.
(10)
To enable the fair and consistent enforcement of these sign regulations.
B. BILLBOARD BUILDING SIGN BUSINESS SIGN CENTER SIGN CONTRACTOR SIGN DEVELOPMENT SIGN ELECTION SIGN FREESTANDING SIGN GARAGE/YARD SALE SIGN GOVERNMENT SIGN HOME OCCUPATION SIGN IDENTIFICATION SIGN INCIDENTAL SIGN ISSUE SIGN LOT NONPROFIT ORGANIZATION SIGN OFF-PREMISES SIGN ON-PREMISES SIGN OPEN HOUSE SIGN OVERHEAD SIGN PERMANENT SIGN PUBLIC USE SIGN PUBLIC UTILITY SIGN REAL ESTATE SIGN ROOF SIGN SIDEWALK SIGN SIGN SPECIAL EVENT SIGN TEMPORARY SIGN WALL SIGN WINDOW DISPLAY
Definitions. The following definitions of "sign" and kinds of signs shall apply to those terms whenever they appear in this section:
An off-premises, permanent sign that directs attention to a product, service, business, or cause.
A sign attached to or painted on a building that has a use in addition to supporting the sign; this includes wall signs and roof signs.
A sign that directs attention to any business, professional, commercial, or industrial activity occurring on the premises on which the sign is located, but not including a home occupation sign. (Also see "center sign.")
A business sign that provides identification at the entrance to a center, such as a shopping center, office complex, or industrial park.
A temporary sign that carries the name and information about a contractor who is involved in construction work occurring on the premises on which the sign is located.
An identification sign at the entrance to a residential development.
A temporary sign that directs attention to a candidate or candidates for public office, a political party, or a ballot issue.
A sign not attached to or painted on a building, or a sign attached to or painted on a building that has no use in addition to supporting the sign.
A temporary sign that directs attention to the sale of personal goods on the premises on which the sign is located.
An off-premises sign placed by a governmental unit, such as a traffic, directional, informational, or street name sign, or an historical marker.
A sign providing information about a business activity conducted within a dwelling unit on the premises on which the sign is located.
A sign used to identify the name and display information about the individual, organization, agency, institution, facility, or development located on the premises on which the sign is located, but not including a business sign. (Also see "development sign" and "public use sign.")
An informational sign, no more than two square feet in size, that carries a message, such as "enter," "open," "telephone," "rest rooms," "no parking," "no trespassing," "warning," a listing of hours when open, an on-site direction, or anything similar. Incidental signs may not include any commercial message or logo, except that one "enter" sign per entrance may include a logo or business name, as long as the entrance is exclusively for that business and the logo or business name is subordinate to the word "Enter."
A temporary sign that directs attention to an opinion of a public or private nature, such as, but not limited to, a community, social, or religious issue.
When used in this § 425-44, Signs, the word "lot" shall mean a designated parcel, tract or area of land established by a plat or otherwise as permitted by law and to be used, developed or built upon as a unit (e.g., the area used by a dwelling unit in a townhouse structure; or a tenant space in a multiple-tenant building).
An off-premises sign displaying information about a church, service club, or other organization that does not operate for the purpose of making a profit.
A sign that does not apply to the property on which it is displayed.
A sign that applies to the property on which it is displayed.
A temporary sign that provides information about a real estate open house, including the words "open house," the day and time of the open house, and the name of the realtor.
A sign located such that pedestrian or vehicular traffic might pass beneath any part of it.
A sign intended to be displayed for an unlimited period of time.
An identification sign used to identify the name and display information about a public use, such as a government building, school, park, firehouse, or church.
A sign with a message relating to a business organization performing a public service and subject to special governmental regulations (e.g., an electric company, sewer authority, or telephone company).
A temporary sign that provides information about a real estate activity on the premises on which the sign is located, such as a sign advertising a sale, rental, or property available for or in the process of development, but not including an open house sign.
A sign attached to or painted on a roof.
A temporary sign placed on the sidewalk adjacent to the commercial activity it advertises, but not including a contractor sign, a garage/yard sale sign, a home occupation sign, an open house sign, a real estate sign, or a special event sign.
A device for visual communication that is used to bring the subject to the attention of the public. Signs do include lettering, logos, trademarks, or other symbols that are an integral part of the architectural design of a building, that are applied to a building, or that are located elsewhere on the premises; signs affixed to windows or glass doors or otherwise internally mounted such that they are obviously intended to be seen and understood by vehicular or pedestrian traffic outside the building; flags and insignia of civic, charitable, religious, fraternal, patriotic, or similar organizations; insignia of governments or government agencies; banners, streamers, pennants, spinners, reflectors, ribbons, tinsel, and similar materials; and inflatable objects. Signs do not include architectural features that may be identified with a particular business; backlit awnings that include no lettering, logos, or other symbols; signs within a building that are obviously intended to be seen primarily from within the building; outdoor signs intended for use within a property, such as menu signs by fast-food restaurant drive-through lanes, signs with regulations within a park, and building identification signs within a campus; flags of governments or government agencies; decorative seasonal and holiday banners on residential properties; and displays of merchandise either behind store windows or outdoors.
A temporary sign that carries information about a special event, such as an auction, flea market, festival, carnival, meal, or fund-raising event, but not including any business sign, such as a "sale" sign at a store.
A sign that is displayed for no more than three months in any year, unless stated otherwise in this chapter.
A sign attached to or painted on the wall of a building.
An exhibit behind a window that is intended to draw attention to a product, service, business, or cause.
C.
Sign area and height. The following guidelines shall apply when interpreting area and height regulations in this article:
(1)
Area. The area of a sign shall be the area of the smallest rectangle, triangle, or circle that will encompass all elements of the sign, such as letters, figures, symbols, designs, or other display.
(a)
When the sign is a separate unit, the area shall include any borders, framing, trim, decorative attachments, background, and space between elements; it shall not include any supporting structure, unless that structure is illuminated, is in the form of a symbol, or contains advertising elements.
(b)
When the sign is applied to a wall or otherwise has no definable edges, the area shall include all color, artwork, or other means used to differentiate the sign from the surface upon which it is placed.
(c)
When a single sign structure has more than one face with the same message, and no two sign faces are more than three feet apart at any point, the area shall be computed by determining the greatest total area of all sign faces visible from any single location.
(2)
Height. The height of a sign shall be measured from the average ground level beneath the sign to the highest point of the sign. The ground level shall be the lower of the ground level existing at the time of construction or the ground level existing prior to construction and prior to any earth disturbance at the site. This prior ground level may be established by any reliable source, including, without limitation, existing topographic maps, aerial photographs, photographs of the site, or affidavits of people who are personally familiar with the site. No person(s) shall artificially increase the maximum height of a sign by altering the grade at the base of the sign by any means.
(a)
No sign shall be higher than the height limitation of the zone in which it is located.
(b)
The height of freestanding signs shall be controlled by the regulations in Tables 1 and 2 herein this § 425-44 of this chapter.
(c)
Wall signs may be at any height on the wall to which they are attached, except that they may not extend higher than the top of the wall.
(d)
Roof signs may extend no more than five feet above the lowest point where they are attached to the building and may not extend above the highest point of the roof.
D.
General regulations. The following regulations shall apply to all signs, in addition to the specific regulations and supplemental regulations contained in the following provisions of this article. Where the general regulations are contradicted by a specific regulation, the specific regulation shall control:
(1)
All signs shall reflect the general character of the neighborhood.
(2)
All signs shall be constructed of durable materials, maintained in good condition and secured in a safe manner.
(3)
When a sign becomes unsafe, the Zoning Officer shall give written notice to the owner of the premises on which the sign is located that the sign must be made safe or removed immediately.
(4)
The areas surrounding all signs shall be maintained in a neat, clean and attractive condition.
(5)
All signs shall be removed within three months if the purpose for which they were erected no longer exists.
(6)
Each property that displays one or more permanent freestanding signs and that is in an area where street addresses have been assigned, must prominently display the address on one permanent freestanding sign visible from the street. The address must include the street number; the street name is optional. The address must be of a size and design that is easily identifiable and legible from moving traffic in the street at a distance of 100 feet (three-inch-high lettering/numerals with a three-quarter-inch stroke). The area taken up by the address does not count as part of the sign area. Center signs are exempt from this requirement.
(7)
No temporary signs shall be permitted, except as authorized elsewhere in this article.
(8)
No sign shall be located within a street right-of-way, except a government sign, a public utility sign, a sidewalk sign, a nonprofit organization sign, or another sign approved by the governing body or the PennDOT.
(9)
No sign within the clear sight triangle should obstruct vision between the heights of 30 inches and eight feet above the elevation of the center line of the street.
(10)
No signs shall be painted, pasted, nailed, stapled, or otherwise attached to utility poles, trees, fences, fire hydrants, or in an unauthorized manner to walls or other signs, except insofar as such signs comply with generally applicable rules, regulations, or policies formally adopted by the Board of Supervisors.
(11)
Any freestanding sign within a floodplain must receive approval as a special exception.
(12)
No sign shall be placed so as to obstruct any door, stairway, window, fire escape, or other means of egress or ingress.
(13)
No sign shall be placed so as to obstruct ventilation or light from a building.
(14)
No overhead sign shall have a clearance of: less than eight feet between any pedestrian walk and the lowest part of the sign; and less than 17 feet six inches between any roadway and the lowest part of the sign.
(15)
No sign that is parallel to and attached to the face of a building shall project more than 18 inches over a public sidewalk.
(16)
No sign that is perpendicular to and attached to the face of a building shall project more than 48 inches from the building.
(17)
No sign shall have lights or other illuminating devices that constitute a public safety or traffic hazard.
(18)
No sign shall be permitted that imitates or that might be confused with an official traffic sign or signal, such as: by containing the words "STOP" or "DANGER"; or by including red, green or yellow lights.
(19)
No sign or window display shall include a revolving beam or beacon of light resembling an emergency vehicle or facility.
(20)
No sign shall advertise activities or products that are illegal under federal, state, or local municipal laws or regulations.
(21)
No sign shall include statements, words or pictures that are considered to be vulgar, obscene or pornographic.
(22)
No streamers, pennants, spinners, reflectors, ribbons, tinsel, balloons or similar materials shall be displayed outside a building. (See "special event sign" in Table 2 this § 425-44 of this chapter for regulations that apply to banners used as special events signs.)
(23)
In addition to any other signage permitted by this article, each commercial or industrial property may display one flag not to exceed 35 square feet with a company or corporate identification logo on premises on an approved, standard flagpole.
(24)
No animated, sequential, intermittent, flashing, rotating, or oscillating signs shall be permitted, except for time and temperature signs, and those sequential signs which change their message not more than every 10 seconds. Any sequential signs changing their message not more than every 10 seconds shall be limited to signs located within the (GC) General Commercial Zone.
[Amended 2-1-2021 by Ord. No. 1-2021]
(25)
No sign shall emit smoke, visible vapors, particles, sound, or odor.
(26)
No sign shall be placed on an automobile, truck or other vehicle if that vehicle is being used primarily for displaying such sign.
(27)
No inflatable signs shall be permitted.
(28)
No open flames shall be permitted as part of a sign or in any other way to attract attention.
(29)
Advertising painted upon or displayed upon a barn or other structure shall be considered a sign and shall comply with the regulations of this article.
(30)
Any sign which has been authenticated as historically significant and accurate for its specific location, whether original or a replica, may be exempted from the regulations of this article as a special exception.
(31)
Signs may be interior lighted with non-glaring lights; signs may be externally lighted by lights that are shielded so there is no direct light transmitted to other properties or public rights-of-way.
(33)
No lighting shall be permitted to outline buildings or structures or parts thereof through the use of exposed neon tubing, strings or lights, or other means, with the exception of customary holiday decorations, which may be installed 30 days prior to and removed not later than 21 days after the holiday.
(34)
Business signs in other than any of the commercial zones and the (I) Industrial Zone shall not be illuminated when the business is closed.
(35)
All electrically illuminated signs shall be constructed to the standards/listing of the Underwriters Laboratories, Inc. and the latest edition of the National Electrical Code.
E.
Specific regulations. Tables 1 and 2 herein this § 425-44 of this chapter provide regulations for specific kinds of signs in each zone. Table 1 provides regulations for permanent signs; Table 2 provides regulations for temporary signs. Kinds of signs not provided for in Tables 1 or 2 or anywhere else in this article shall not be allowed.[1]
[1]
Editor's Note: Table 1, Regulations for Permanent Signs, and Table 2, Regulations for Temporary Signs, are included as attachments to this chapter.
F.
Permitting procedures and fees. Permits for the placement of signs are required as indicated by the last column in Tables 1 and 2 herein this § 425-44 of this chapter. Sign permit application requirements, such as forms, plans and fees, shall be established by the Board of Supervisors.
G.
Nonconforming signs. Nonconforming signs may continue to be displayed, as long as there is compliance with the following limitations and conditions:
(1)
There may be no expansion or increase in the nonconformity in any way.
(2)
Maintenance and repair of the sign is permitted; if necessary, up to 50% of the entire area of a sign and its supporting structure may be replaced in the event of damage; any such replacement must be completed within six months of the damage occurring.
(3)
The sign must be brought into conformity if, for a period of at least three months, the message has no longer applied to an activity on the premises (this does not apply to billboards).
§ 425-45 Roadway classifications.
For the purposes of this chapter, the Township's roads shall be classified in the following categories. See the following table:
Arterial Roads | Collector Roads | Local Roads |
|---|---|---|
PA 462 (Columbia Avenue) | PA 441 (Water Street) | All roads not listed as arterials or collectors |
PA 741 (Millersville Road) | PA 999 (Penn Street/Blue Rock Road - South Donnerville Road west to PA 441) | |
PA 999 (Blue Rock Road - Millersville Borough Line west to South Donnerville Road) | SR3017 (Central Manor Road) | |
SR3017 (Safe Harbor Road from Letort Road to River Road) | ||
SR3030 (River Road - from PA999 to Conestoga Township Line) | ||
SR3031 (Donnerville Road - from Columbia Avenue to Letort Road [T-670]) | ||
SR 3031 [Donnerville Road - from Blue Rock Road (SR 999) to Letort Road (T-670)] | ||
SR3032 (Letort Road from Millersville Borough Line to River Road) | ||
SR3032 (South Duke Street/Slackwater Road - from Millersville Borough Line to Conestoga Township Line) | ||
T-408 (South Centerville Road) | ||
T-408 (North Duke Street - from PA999 to Millersville Borough Line) | ||
T-418 (Stonemill Road) | ||
T-595 (Charlestown Road - from PA 741 to Donnerville Road) | ||
T-764 (Crossland Pass) |
§ 425-46 Cluster development (vested protection).
In order to vest the future implementation of large cluster development proposals that may take more than five years to build out, the following procedures are provided. If used, these procedures shall specifically protect the future development rights of any approved cluster development proposal involving 100 or more dwelling units from any subsequent amendments to the Zoning Ordinance or Official Zoning Map for a period of up to 10 years from the date of Concept Plan approval, as described below.
A.
Concept plan. Prior to, or coincidental with, the approval of a special exception for a cluster development under § 425-64, 425-65 or 425-66 of this chapter, an applicant may submit a concept plan for approval by the Township. The Zoning Hearing Board shall approve concept plans after review by the Township Planning Commission. The Township Planning Commission shall provide its recommendation to the Zoning Hearing Board within 30 days after receipt of the submission of the concept plan application; should the Township Planning Commission fail to make such recommendations within this time frame, the Zoning Hearing Board may render its decision without receipt of the Planning Commission's recommendations. Such concept plan shall be submitted by the applicant and shall include a textual and/or graphic description of the following items:
(1)
The location, boundaries, dimensions, acreage, and ownership of the land to be included within the proposed use.
(2)
The zone and existing use of properties adjoining the site.
(3)
The name, location, center line and present right-of-way width of all abutting streets.
(4)
Physical characteristics of the site including slopes exceeding 15%, areas within the (FP) Floodplain Zone as described in § 425-21B of this chapter, wetlands, historic and/or archaeological sites, endangered or threatened species habitats, and significant stands of mature trees.
(5)
A description of the types, mixture and densities of proposed dwellings along with a schematic drawing showing their general locations.
(6)
A description and schematic drawing showing the various phases of the cluster development including an anticipated build-out schedule, a general description of the public improvements that would be tied to each phase, and a calculation of proposed versus permitted densities for each phase.
(7)
The existing and proposed road network contained on the site including major points of access, intersections, and a general description of any traffic improvements proposed to accommodate the cluster development.
(8)
Any public improvements that are proposed to serve more than one phase of the cluster development including, but not limited to, stormwater management devices, common open spaces, dedicated parklands and park improvements, pedestrian or bike paths, utility rights-of-way or easements, etc.
(9)
Certified statement by qualified design professionals that the basic design of the concept plan incorporates the following:
(a)
Acknowledgment and minimal disturbance of significant environmental or topographic features as identified in the Lancaster County Comprehensive Plan's Green Infrastructure Plan (Greenscapes) and Cultural Heritage Element (Heritage) and the Manor Township Comprehensive Plan, as amended, including, but not limited to:
[1]
Archaeological sites.
[2]
Cemetery or burial sites.
[3]
Drainage features.
[4]
Floodplains.
[5]
Highly erosive soils.
[6]
Historic structures/sites.
[7]
Natural habitat.
[8]
PNDI sites.
[9]
Prime agricultural soils.
[10]
Quarry sites.
[11]
Solid waste disposal areas.
[12]
Steep slopes.
[13]
Waterways.
[14]
Wetlands.
[15]
Wooded areas.
[16]
Underlying geology with any hazardous geology and potential impacts to groundwater noted.
(b)
Proposed types and densities of residential uses that comply with this chapter.
(c)
A basic design that is well integrated, functional, efficient and attractive.
B.
Specific phase plan:
(1)
As part of the review of any special exception application for a cluster development for which a concept plan has been approved, a specific phase plan shall be submitted by the applicant for approval by the Township. Such specific phase plan shall include:
(a)
Any information necessary to demonstrate compliance with all applicable regulations contained within the Zoning Ordinance as it exists or existed on the approval date of the concept plan.
(b)
A textual and graphic description of how the proposed use complies with the concept plan approved for the cluster development.
(2)
Should the Township determine that a specific phase plan fails to comply with any applicable provisions of this chapter or the approved Master Plan, the Zoning Hearing Board may:
(a)
Deny the special exception;
(b)
Approve the special exception and attach conditions that would, if implemented, bring the specific phase plan into compliance with approved concept plan and zoning regulations that were in effect at that time; or
(c)
Approve the special exception and amend the concept plan if both the specific phase plan and the concept plan comply with all current applicable zoning provisions.
§ 425-47 Flag lots.
A.
Within all zones, the use of flag lots is permitted by right, subject to the following standards.
B.
For the purposes of this section, a flag lot shall be described as containing two parts:
C.
Requirements for the flag.
(1)
The minimum lot area and lot width requirements of the Township Zoning Ordinance shall be measured exclusively upon the flag.
(2)
For purposes of determining required yards and setbacks, the following shall apply:
(a)
Front yard. The area between the principal structure and that lot line of the flag which is most parallel to the street providing vehicular access to the site. Additionally, all areas of the pole shall be considered to be within the front yard.
(b)
Rear yard. The area between the principal structure and that lot line of the flag that is directly opposite the front yard, as described above.
(c)
Side yards. The area between the principal structure and that one outermost lot line which forms the flag and pole, plus the area on the opposite side of the principal structure. (See the preceding Flag-Lot Diagram for a graphic depiction of the yard locations.)
D.
The flag lot shall contain adequate driveway dimension for vehicular backup so that ingress to, and egress from the lot is in the forward direction.
E.
Requirements for the pole.
(1)
The pole shall maintain a minimum width of 25 feet.
(3)
No part of the pole shall be used for any portion of an on-lot sewage disposal system, nor any other improvement except a driveway and other permitted improvements, such as landscaping, fencing, utility connections to off-site facilities, mailboxes, and signs.
(4)
The cartway contained within the pole shall be located at least three feet from any adjoining property line, and 20 feet from any existing structures on the site or any adjoining property.
(5)
No pole shall be located within 200 feet of another on the same side of the street, unless an adjoining pole utilizes a joint-use driveway.
F.
Joint-use driveways.
(1)
When one or more flag lots are proposed, such lots may rely upon a joint-use driveway for vehicular access.
(2)
A joint-use driveway must serve at least one flag lot, but may also serve conventional lots, up to a maximum of four total lots.
(3)
All joint-use driveways shall have a minimum cartway width of 16 feet.
(4)
A cross-access easement agreement, in a form acceptable to the Township, which ensures common use of, access to, and maintenance of, the joint-use driveway shall be recorded.
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