Bed-and-breakfast, provided that it contain no more than 10 guest rooms. The total number of guest rooms may exceed 10 by special exception.

Offices.

Restaurants (but not including drive-through or fast-food restaurants or nightclubs).

Retail sale and/or rental of goods (excluding convenience stores), provided the total sales and/or display area is less than 3,600 square feet. The total sales and/or display area may exceed 3,600 square feet by special exception.

Retail services including: barber/beauty salons; music, dance, art or photographic studios and repair of clocks and small appliances.

Special events venues, subject to the following criteria:

Uses permitted by the underlying zoning district.

The off-site parking area will be located within one mile from the adaptive reuse.

The properties to be utilized for adaptive reuse and off-site parking are under common ownership, or the applicant has a lease for the use of adequate off-street parking spaces for more than two years. Where the applicant has a lease arrangement, a copy of the lease shall be provided to the Zoning Officer.

Access to/from the off-site parking area shall be provided via either pedestrian access (if adjacent or accessible via existing sidewalks) or shuttle service to be provided by the owner.

Amusement park;

Camp (for minors' activity);

Child-care facility;

Church or other similar religious facility;

Community center;

Museum;

Park;

Playground;

School; or

Other lands where minors congregate.

That the height of the antenna shall not exceed the height of the existing structure by more than 10 feet.

All other uses associated with the cell site antenna, such as a business office, maintenance depot, or vehicle storage, shall not be located on the cell site, unless the use is otherwise permitted in the zone in which the cell site is located.

The applicant shall be required to demonstrate, using technological evidence, that the antenna must go where it is proposed, in order to satisfy its function in the company's grid system.

If the applicant proposes to build a tower (as opposed to mounting the antenna on an existing structure), it is required to demonstrate that it contacted the owners of all tall structures and cell site antenna within a one-quarter-mile radius of the proposed site, asked for permission to install the antenna on those structures, and was denied for reasons other than economic reasons. This shall include smoke stacks, water towers, tall buildings, antenna support structures of other cellular phone companies, other communications towers, farm silos, and other tall structures.

The applicant must demonstrate that the antenna is the minimum height required to function satisfactorily.

If a new antenna support structure is constructed (as opposed to mounting the antenna on an existing structure), the minimum distance between the base of the support structure or any guy wire anchors and any property line shall be the largest of the following:

The applicant shall demonstrate that the proposed antenna support structure is safe and that the surrounding area will not be negatively affected by support structure failure, falling ice or other debris, electromagnetic fields, or ratio frequency interference.

A fence shall be required around the antenna support structure and other equipment, unless the antenna is mounted on an existing structure. The fence shall be a maximum of eight feet in height.

The following landscaping shall be required to screen as much of the support structure as possible, the fence surrounding the support structure, and any other ground-level features (such as a building).

The applicant must be licensed by the Federal Communications Commission (FCC).

If a cell site is fully automated, two off-street parking spaces shall be required. If the site is not automated, the number of required parking spaces shall equal the number of people on the largest shift, but in any event, may not be less than two off-street parking spaces.

No antenna support structure may be artificially lighted, except when required by the Federal Aviation Administration (FAA).

All other uses associated with the cell site antenna, such as a business office, maintenance depot, or vehicle storage shall not be located on the cell site, unless the use is otherwise permitted in the zone in which the cell site is located.

The applicant shall submit a plan for the removal of the facility when it becomes functionally obsolete or is no longer in use. The applicant shall be responsible for the removal of the facility within three months from the date the applicant ceases use of the facility or the facility becomes obsolete.

Within the (R) Rural; (RL) Low-Density Residential; (RM) Medium-Density Residential; (RH) High-Density Residential; (MRC) Mixed Residential/Commercial; (RL1) Low-Density Residential Flex; (RM1) Medium-Density Residential Flex; and (RH1) High-Density Residential Flex Zones:

Within the (LC) Local Commercial; (GC) General Commercial; (V) Village; and (MUC) Mixed-Use Campus Zones:

Minimum lot area: two acres.

Minimum lot width: 200 feet.

Side yard setback: 50 feet on each side.

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

All residential uses shall be accessory, and located upon the same lot or directly adjacent to a lot containing a house of worship.

All residential uses shall be governed by the location, height and bulk standards imposed upon other residences within the site's zone.

All educational or day-care uses shall be accessory, and located upon the same lot as a house of worship.

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

Enrollment shall be defined as the largest number of students and/or children under day-care supervision at any one time during a seven-day period.

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

All educational or day-care uses shall be governed by the location, height, and bulk standards imposed upon principal uses within the underlying zone.

Unless the applicant can demonstrate that the off-street parking associated with the house of worship is sufficient for the proposed use, one off-street parking space shall be provided for each six students enrolled below grade 10, and/or one off-street parking space for each three students, grades 10 and above.

All church-related recreational facilities shall be accessory to, and be located upon, the same parcel as a house of worship.

Church-related recreational facilities shall be set back 50 feet from all property lines and street rights-of-way.

Unless the applicant can demonstrate that the off-street parking associated with the house of worship is sufficient for the church-related recreational facility, one off-street parking space shall be provided for every three estimated users of the facility.

Area and bulk regulations. All area and bulk regulations of the prevailing zone shall apply with the following exceptions:

Supplemental regulations.

Protection of important natural resources (e.g., streams, ponds, wetlands, steep slopes, woodlands, unique geologic features, wildlife habitats, aquifer recharge areas, etc.).

Protection of important historical and/or archaeological sites.

Provision of usable play and recreation areas that are conveniently accessible to residents within the cluster development and the Township.

Integration of greenbelts throughout the cluster development that link residences with on-site or adjoining parks, schools, or other similar features.

The Board of Supervisors may, at any time and from time to time, accept the dedication of land or any interest therein for public use and maintenance, but the Zoning Hearing Board need not require, as a condition of the approval of a cluster development, that land proposed to be set aside from common open space be dedicated, or made available to public use.

In the event that common open space is not dedicated for public use, the landowner shall provide for and establish an organization for the ownership and maintenance of the common open space, and such organization shall not be dissolved nor shall it dispose of the common open space, by sale or otherwise (except to an organization conceived and established to own and maintain the common open space), except by dedication of the same to the public. In any case, the organization provided for the ownership of open space land, not dedicated for public use, shall either be: constituted of the property owners within the cluster development; or consist of a bona fide organization among whose purpose is the preservation, conservation and protection of open space and/or natural resources. The plan may provide that the property owners association may lease back open space lands to the developer, his heirs or assigns, or to any other qualified person, or corporation, for operation and maintenance of open space lands, but such a lease agreement shall provide:

The plan to provide for the ownership and maintenance of common open space shall include:

In the event that the organization that owns and maintains common open space, or any successor organization, shall at any time after establishment of the cluster development fail to maintain the common open space in reasonable order and condition in accordance with the development, the Board of Supervisors may proceed to demand that the deficiencies of maintenance be corrected or that the Township will enter upon and maintain common open space. The Board of Supervisors shall serve written notice upon the property owners' association or trustees, as appropriate, setting forth the manner in which the association or trustees has failed to maintain the common open space in reasonable condition. The cost of such maintenance by the Township shall be assessed ratably against the properties within the cluster development and shall become a lien on said properties. The Township, at the time of entering upon said common open space for the purpose of maintenance, shall file a notice of lien in the office of the Prothonotary of the County upon the properties affected by the lien within the cluster development.

Protection of important natural resources (e.g., streams, ponds, wetlands, steep slopes, woodlands, unique geologic features, wildlife habitats, aquifer recharge areas, etc.).

Protection of important historical and/or archaeological sites.

Provision of usable play and recreation areas that are conveniently accessible to residents within the cluster development and the Township.

Integration of greenbelts throughout the cluster development that link residences with on-site or adjoining parks, schools, or other similar features.

The Board of Supervisors may, at any time and from time to time, accept the dedication of land or any interest therein for public use and maintenance, but the Zoning Hearing Board need not require, as a condition of the approval of a cluster development, that land proposed to be set aside from common open space be dedicated, or made available for public use.

In the event that common open space is not dedicated for public use, the landowner shall provide for and establish and organization for the ownership and maintenance of the common open space, and such organization shall not be dissolved, nor shall it dispose of the common open space, by sale or otherwise (except to an organization conceived and established to own and maintain the common open space), except by dedication of the same to the public. In any case, the organization provided for the ownership of open space land, not dedicated for public use, shall be either: constituted of the property owners within the cluster development; or consist of a bona fide organization among whose purposes is the preservation, conservation and protection of open space and/or natural features. The plan may provide that the organization may lease back open space lands to the developer, his heirs or assigns, or to any other qualified person, or corporation, for operation and maintenance of open space lands, but such a lease agreement shall provide:

The plan to provide for the ownership and maintenance of common open space shall include:

In the event that the organization that owns and maintains common open space, or any successor organization, shall at any time after establishment of the cluster development fail to maintain the common open space in reasonable order and condition in accordance with the development, the Board of Supervisors may proceed to demand that deficiencies of maintenance be correct or that the Township will enter upon and maintain common open space. The Board of Supervisors shall serve written notice upon the property owners' association or trustees, as appropriate, setting forth the manner in which the association or trustees has failed to maintain the common open space in reasonable condition. The cost of such maintenance by the Township shall be assessed ratably against the properties within the cluster development and shall become a lien on said properties. The Township at the time of entering upon said common open space for the purpose of maintenance, shall file a notice of lien in the office of the Prothonotary of the County upon the properties affected by the lien within the cluster development.

Protection of important natural resources (e.g., streams, ponds, wetlands, steep slopes, woodlands, unique geologic features, wildlife habitats, aquifer recharge areas, etc.).

Protection of important historical and/or archaeological sites.

Provision of usable play and recreation areas that are conveniently accessible to residents within the cluster development and the Township.

Integration of greenbelts throughout the cluster development that link residences with on-site or adjoining parks, schools, or other similar features.

The Board of Supervisors may, at any time and from time to time, accept the dedication of land or any interest therein for public use and maintenance, but the Zoning Hearing Board need not require, as a condition of the approval of a cluster development, that land proposed to be set aside from common open space be dedicated, or made available to public use.

In the event that common open space is not dedicated for public use, the landowner shall provide for and establish an organization for the ownership and maintenance of the common open space, and such organization shall not be dissolved, nor shall it dispose of the common open space, by sale or otherwise (except to an organization conceived and established to own and maintain the common open space), except by dedication of the same to the public. In any case, the organization provided for the ownership of open space land, not dedicated for public use, shall either: consist of the property owners within the cluster development; or consist of a bona fide organization among whose purposes is the preservation, conservation and protection of open space and/or natural resources. The plan may provide that the property owners association may lease back open space lands to the developer, his heirs or assigns, or to any other qualified person, or corporation, for operation and maintenance of open space lands, but such a lease agreement shall provide:

The plan to provide for the ownership and maintenance of common open space shall include:

In the event that the organization that owns and maintains common open space, or any successor organization, shall at any time after establishment of the cluster development fail to maintain the common open space in reasonable order and condition in accordance with the development, the Board of Supervisors may proceed to demand that the deficiencies of maintenance be corrected or that the Township will enter upon and maintain common open space. The Board of Supervisors shall serve written notice upon the property owners' association or trustees, as appropriate, setting forth the manner in which the association or trustees has failed to maintain the common open space in reasonable condition. The cost of such maintenance by the Township shall be assessed ratably against the properties within the cluster development and shall become a lien on said properties. The Township, at the time of entering upon said common open space for the purpose of maintenance, shall file a notice of lien in the office of the Prothonotary of the County upon the properties affected by the lien within the cluster development.

For public sewer and water, and all other utilities, the accessory dwelling unit shall be physically connected to those systems serving the principal dwelling. No separate utility systems or connections shall be constructed or used. All connections shall meet the applicable standards.

If on-site sewer and/or water systems are to be used, the applicant shall submit evidence to the Zoning Officer or Zoning Hearing Board showing that the total number of occupants in both the principal dwelling and the accessory dwelling unit will not exceed the maximum capacities for which the original system was designed, unless those systems are to be expanded, in which case the expansion approvals are to be submitted. Any connection to or addition to an existing on-site sewer system shall be subject to the review and approval of the Sewage Enforcement Officer.

Sales or repair of agricultural equipment.

Blacksmith shops, farriers.

Butcher shops.

Grain mills.

Processing of locally produced agricultural products.

Veterinary offices that primarily treat farm animals, stables, kennels.

Feed supply, fuel and fertilizer distributors.

Composting and other farm waste storage facilities.

The maximum lot coverage shall be 40%.

No part of a farm-related business shall be within 300 feet of any land within any of the residential zones.

Any new building constructed for use by the farm occupation shall be of a design so that it is compatible with the surrounding buildings and can be readily converted to agricultural or farm use, or removed, if the farm occupation is discontinued.

Parking and loading areas must be located to the side or rear of the building containing the farm occupation.

Outdoor storage of goods and materials must be located to the rear (behind) the building containing the farm occupation.

A two-hundred-foot setback shall be maintained for buildings and structures from adjoining residentially zoned land.

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

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

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

The applicant shall provide a Traffic Evaluation Study in accordance with Chapter 388, Subdivision and Land Development.

Total ADT and peak-hour trips.

Available and required safe stopping sight distances at existing and/or proposed site access.

The provisions of this section are a furtherance of the land use and development controls of land in the Township. It is the intent of this section to utilize the Planned Residential Development (PRD) provisions of the PA MPC to address the unique planning and development issues of large tracts of land for both residential and other uses within the urban growth boundaries of Manor Township.

This section shall not affect any of the provisions of the Township Zoning Ordinance as they apply to the Township as a whole. After a development plan is duly filed, approved, and recorded under the provisions of this section, the land area included in the development plan shall be governed entirely by the provisions of this section excepting those ordinances, in whole or in part, which are incorporated herein.

The PRD development provisions of this section are applicable by right within limited areas of the Township, which meet all of the following criteria:

The Manor Township Board of Supervisors shall administer the Planned Residential Development Ordinance of Manor Township pursuant to Article VII of the Pennsylvania Municipalities Planning Code (MPC).[1]

All plans for developments shall also be referred to the Manor Township Planning Commission and the Lancaster County Planning Commission for review and comment as prescribed by the MPC. The Manor Township Board of Supervisors may also request and consider the comments of public agencies providing services related to the health, safety and welfare of the present or future residents of the Township.

Sketch plan procedure.

Application procedure for tentative approval.

Application for final approval.

Recording of plan.

Construction, dedication and maintenance of improvements.

The sketch plan may be an approximate drawing but should be drawn to scale.

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

Application form. The "Application for Approval of a Planned Residential Development," supplied by the Township, shall be completed by the landowner or his agent.

Site plans. 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, maps, and drawings:

Supporting information. 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 include the following:

A lighting plan with the location and size of all street, parking compound, recreational and open space lighting fixtures, whether freestanding or affixed to buildings, including the delineation of isolux lighting lines at increments of 0.2, 0.5 and 1.0 footcandles for each fixture, as applicable, and construction details, manufacturers' specifications, elevations, materials and colors for each type of lighting fixture proposed.

A planting plan for the development, except for single-family detached and semidetached lots to be sold to individual owners. The planting plan shall include the identification and location of the following information:

A signage plan for the development, including construction details, elevations, signage message or content, materials and colors for each type of sign proposed.

Detailed prototypical yard and patio plans, except for single-family detached and semidetached lots to be sold to individual owners, including detailed plans for the proposed treatment of patios and private or semiprivate yard areas, including screening, landscaping, ground material treatment, lighting and access, for each residential dwelling.

Profile drawings shall be submitted for all streets, storms sewers, and sanitary sewer mains. Generally, the drawings shall be at a scale of 50 feet to the inch horizontally and 10 feet to the inch vertically. Existing and proposed grades shall be shown on each drawing.

Cross-sections, details and specifications shall be submitted for all improvements including streets, parking lots, curbs, sidewalks, bikeways, recreation facilities, play equipment, lighting, planting, sanitary sewer facilities, and sediment and erosion control facilities.

Architectural drawings shall be submitted of each proposed structure type in the planned residential development. Drawings shall include but not be limited to the following information:

Urban design concept diagrams that graphically depict the planning principles expressed in this chapter as such have been applied in the development plan. The diagrams may be prepared at any appropriate scale and should illustrate the planning relationships of the community green and commercial uses to residential areas, sites for public and semipublic uses, community clubs and facilities, internal and peripheral open space, vistas and focal points, pedestrian walking distances, interconnections with the existing street and sidewalk system, buffer areas, and similar features of the plan (required for PRD projects only).

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 specify 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, storm drainage facilities, sanitary sewers, water lines, 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 MPC[9] and Chapter 388, 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 MPC.[10] 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 MPC.[11]

The proposed location, width, and purpose of all easements.

A grading plan of the development.

A clearing and vegetation protection plan showing and identifying the location of all area of the tract to be cleared, all areas of soil disturbance, all areas of topsoil stockpiling during the period of development, all existing vegetation to be retained, details for the methods of vegetation protection during the period of development.

PennDOT: highway occupancy permits.

Lancaster County Conservation District: approval of soil erosion and sediment control plans.

PADEP: sewer and water approval; erosion and sediment control approval (earth moving).

Electric company: approval of the lighting plan and location of all electric power lines and easements.

Gas company: approval of location of all gas lines and easements, if applicable.

Appropriate utility and transmission companies: approval of development around rights-of-way and easements.

Appropriate railroad company: approval of any proposed grade crossings, utility crossings, rail extensions or alterations.

Local postmaster: approval of street names.

Updated Traffic Evaluation Study in accordance with Chapter 388, Subdivision and Land Development, pertaining to the phase to be constructed.

All of the uses set forth in the (I) Industrial Zone (§ 425-19) as permitted by right, special exception or in accordance with certain criteria are allowed in a planned residential development (PRD).

The following uses are permitted in a planned residential development (PRD), in the (I) Industrial Zone, with Village designation on the Comprehensive Plan, and subject to all the applicable development standards and requirements:

All village accessory uses shall comply with the accessory uses and structures regulations of § 425-31 of this chapter.

Home occupations as a special exception in accordance with the standards set forth in § 425-82 of this chapter.

Accessory uses, buildings or structures for all other nonresidential uses as approved by the Township Board of Supervisors.

Twenty-five percent of the gross area of the PRD shall be allocated to and shall remain common open space. Common open space within the (FP) Floodplain Zone as set forth in § 425-21 of this chapter shall be included within the required common open space; however, the provisions of that district shall apply. Common open space shall be deed-restricted to prohibit future subdivision or development, except for agricultural, recreational, or golf course uses that may be permitted with the approval of the Manor Township Board of Supervisors. The common open space shall be provided in the form of internal open space and peripheral open space.

Internal open spaces (Illustrations 15 and 16) shall contain a minimum area of 500 square feet and shall be of a distinct geometric shape (generally rectilinear or square) appropriate for use as a public space. Internal open spaces shall function as traditional urban public space; i.e., park, monumental, public gathering or visual. Internal open spaces shall in general be the focus or be spatially enclosed by the buildings that front on the area or front upon the streets bounding the area.

Common open space, particularly peripheral open space areas, containing existing attractive or unique natural features, such as streams, creeks, ponds, floodplains, wetlands, woodlands, specimen trees and other areas of matures vegetation worthy of preservation may be left unimproved and natural state. As a general principle, the preservation of undeveloped open space in its natural state or as existing farms is encouraged. To the greatest extent possible, common open space shall include all environmentally sensitive areas, including areas with slopes greater than 20%, one-hundred-year floodplains, wetlands, areas of seasonally high water, and other such critical areas. Existing man-made features, such as farmsteads, may be preserved through incorporation in common open space.

Peripheral open space (Illustration 16) areas may be used for public and semipublic recreation purposes with the approval of the Township Board of Supervisors.

Recreational facilities shall be required to serve the anticipated needs of the residents of the PRD, taking into account the anticipated characteristics and demographic profile of the developments' population, the recreational facilities available in neighboring developments, and the relevant provisions regarding recreational facilities contained in the Township Comprehensive Plan.

The phasing plan of the PRD shall coordinate the improvement of the common open space with the construction of dwellings. At no time in the development of various phases of the PRD may the total area of common open space in the phases developed be less than 25% 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.

The ownership, administration and maintenance of common open space shall be arranged to be in accordance with one or more of the following:

In the event that the organization established to own and maintain common open space, or any successor organization, shall at any time after the establishment of the PRD fail to maintain the common open space in reasonable order and condition in accordance with the development plan, the Township may serve written notice upon such organization or upon the residents of the PRD setting forth the manner in which the organization has failed to maintain the common open space in reasonable condition, and said notice shall include a demand that such deficiencies of maintenance be corrected within 30 days thereof, and shall state the date and place of a hearing thereon which shall be held within 14 days of the notice. At such hearing, the Township may modify the terms of the original notice as to the deficiencies and may give an extension of time within which they shall be corrected. If the deficiencies set forth in the original notice or in the modifications thereof shall not be corrected within said 30 days or any extension thereof, the Township, in order to preserve the taxable values of the property within the PRD and to prevent the common open space from becoming a public nuisance, may enter upon the common open space and maintain the same for a period of one year. Said maintenance by the Township shall not constitute a taking of said common open space, nor vest in the public any rights to use the same. Before the expiration of said year, the Township shall, upon its initiative or upon the request of the organization theretofore responsible for the maintenance of the common open space, call a public hearing upon notice to such organization, or to the residents of the PRD, to be held by the Township, at which hearing such organization or the residents of the PRD shall show cause why such maintenance by the Township, shall not, at the option of the Township, continue for a succeeding year. If the Township shall determine that such organization is ready and able to maintain the common open space in reasonable condition, the Township shall cease to maintain said open space at the end of said year. If the Township shall determine that such organization is not ready and able to maintain said common open space in a reasonable condition, the Township may, in its discretion, continue to maintain said common open space during the next succeeding decision of the Township shall be subject to appeal to court in such manner, and within the same time limitation as is provided for zoning appeals by the MPC, as amended or supplemented. The cost of maintenance of such common open space by the Township shall be assessed ratably against the properties within the planned residential development that have a right of enjoyment of the common open space, and shall become a lien on said properties. The Township, at the time of entering upon said common open space for the purpose of maintenance shall file a notice of lien in the office of the Prothonotary of Lancaster County, Pennsylvania, upon the properties affected by the lien within the planned residential development.

To the greatest extent possible, blocks shall be designed to have a maximum length of 600 feet. Alleys shall be permitted to bisect blocks.

Each block shall be designated with a building setback line, which shall establish the front yard setback for the lots on the block. The actual building location shall fall between the minimum and maximum front yard setbacks for the proposed uses. Building locations, lot areas and lot widths shall vary at random to the greatest extent possible, in order to create variation and appropriate human scale in the streetscape. A maximum of 5% of all lots for single-family detached dwellings may be flag lots.

The street layout shall be a modified grid 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, other internal open space areas and vistas. A minimum of two interconnections with the existing public street system shall be provided where possible. Linkages to adjacent developments and neighborhoods with pedestrian and bicycle paths are recommended where possible. Refer to Illustration 19.

The street layout shall form an interconnected system of streets primarily in a rectilinear grid pattern; however, modified to avoid a monotonous repetition of the basic street/block pattern.

The street layout shall incorporate a hierarchy of street types. All streets shall generally conform to one of the following street categories. Refer to Illustration 20.

The maximum allowable gross density of the PRD shall not exceed 5 1/2 units per gross acre.

A range of village dwelling types shall be provided in the development. The number of single-family detached dwellings, including both large lot and small lot types, shall range from a minimum of 30% to a maximum of 90%. Of the remaining number of dwellings other than single-family detached dwellings, no more than 50% shall be the same type of dwelling unit (e.g., semiattached, duplexes, townhouses, apartments, multiple-family dwellings, or accessory dwellings).

Residential net 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. The segregation of different dwelling unit types is discouraged and different types of dwelling units may be mixed in any distribution within any single block if desired. Refer to Illustration 29.

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.

Accessory dwellings includes apartments integrally attached to single-family detached dwellings, or detached accessory dwellings, such as carriage houses or agricultural-type outbuildings, located on the same lot as single-family detached dwellings. Accessory dwellings shall be limited to areas specifically designated for such use accessory dwellings shall not affect overall density determination. There shall not be more than one accessory dwelling located on a lot in addition to the single-family detached dwelling.

Apartment dwellings located on upper floors above commercial uses shall be limited to areas designated for such use. For the purposes of calculating residential density, each such apartment dwelling shall count as 1/2 dwelling unit. Refer to Illustration 30.

The commercial density of a PRD shall range from a minimum of 25 square feet of commercial floor area per residential dwelling unit to a maximum of 150 square feet of commercial floor area per dwelling unit. The commercial component of a PRD shall be mandatory unless waived by the Manor Township Board of Supervisors. Refer to Illustration 31.

The commercial component shall consist of a minimum of commercial uses primarily oriented to serve both the residents of the development and residents of the immediately surrounding community. The remaining commercial uses may consist of any permitted commercial uses, including other types of retail and service uses.

Commercial uses may be contained in multistory, mixed-use structures with commercial uses on the ground level and apartment dwellings on the upper levels. Such buildings contained within any neighborhood shall vary in terms of footprint and architectural elevations. Storefront commercial buildings shall be designed to coordinate with the scale and character of the streetscape upon which it fronts. Contemporary commercial structures shall be detached and visually separated from the village streetscape.

Restaurant uses shall be permitted to operate outdoor cafes on sidewalks, including areas within the public right-of-way, and in courtyards, provided pedestrian circulation or access to store entrances shall not be impaired. Refer to Illustrations 32 and 33. The following standards and guidelines are applicable:

For storefront commercial uses, on-street parking shall be provided as a supplement to off-street parking facilities to serve customers of storefront commercial uses. The minimum requirement for on-street parking shall be one curbside space for each 2,000 square feet of gross floor area of storefront commercial uses. Where the minimum on-street parking requirement cannot be completely complied with, the deficient number of spaces shall be provided in off-street parking lots. Commercial on-street parking shall be provided as curbside parallel or angle parking located along both sides of the streets on all blocks upon which commercial uses front. Contemporary commercial uses shall provide off-street parking and loading in accordance with the off-street parking and off-street loading provisions of §§ 425-41 and 425-42 of this chapter.

Parking for all dwelling units shall be prohibited in front yard setback areas. With the exception of single-family detached dwellings, single-family semidetached dwellings and duplexes, driveways shall be prohibited in any front yard area. For other dwelling types, driveway access shall be provided from lanes.

Parking lot landscaping, buffering and screening.

Bulk standards for accessory dwellings. An accessory dwelling located on the same lot as a large lot single-family detached dwelling, whether attached or detached to same, shall additionally comply with the bulk standards as specified above without modification, except that a detached accessory dwelling shall be limited to a maximum building height of 35 feet.

Additional standards for accessory dwellings. An accessory dwelling located on the same lot as a small lot single-family detached dwelling, whether attached or detached to same, shall additionally comply with the standards as specified above without modification, except that a detached accessory dwelling shall be limited to a maximum building height of 25 feet.

Where buildings are aligned front to front, rear to rear or obliquely, whether or not separated by property lines, the applicant shall propose, for approval by the Board of Supervisors, standards which are consistent with the intended character of the neighborhood and demonstrate adequate provision for maintenance and the health safety and welfare of the Township and occupants of the community.

When required, loading docks, solid waste facilities, recycling facilities and other service areas shall be adequately separated and/or screened from the public right-of-way and adjacent properties.

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 similar. Screening and buffering shall be achieved through walls, fences and landscaping and shall be visually impervious. Recesses in the building, architectural design or depressed access ramps may also be used.

Landscaping shall be required in accordance with a master landscape plan. All areas of a site not occupied by buildings, parking lots, other improvements or textured paving shall be planted with trees, shrubs, hedges, ground covers and/or grasses, unless such area consists of existing vegetation to be retained.

Landscaping plans shall be prepared by a registered landscape architect.

Dwellings, nursing homes, and congregate living facilities for the elderly or physically handicapped.

Medical facilities including offices, laboratories, clinics, professional or paramedical training centers, and ambulatory care facilities.

Commercial uses that are strictly related and subordinate to the residential/medical character of the campus and which directly serve the residents and employees of, or visitors to, the center. The uses should be chosen to reflect their local orientation to the immediate campus vicinity and should be of a size and scope so as not to interfere with existing or proposed retail uses located in the off-campus area.

Recreational and social uses, such as athletic facilities, community centers, and assembly halls, limited to use only by campus residents, employees, or visitors.

The following lists examples of uses expressly prohibited upon the site:

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

The maximum overall density allowed is 6 1/2 independent living units per acre, exclusive of nursing care facilities. All levels of care provided shall be licensed by the Commonwealth of Pennsylvania.

No more than 50% of the subject property may be covered with building, paving and loading areas and/or other impervious materials.

Maximum permitted height.

May not substantially injure or detract from the lawful existing or permitted use of neighboring properties.

May not adversely affect any public or private water supply source.

May not adversely affect the logical, efficient, and economical extensions of public services, facilities and utilities throughout the Township.

May not create any significant damage to the health, safety, welfare of the Township and its residents and property owners.

May not result in the land area subject to quarrying being placed in a condition which will prevent the use of that land for economically and ecologically productive uses upon completion of the quarry operation.

Must demonstrate compliance with all applicable state regulations at all times.

The boundaries of the proposed land affected, together with the drainage area above and below the area.

The location and names of all streams, roads, railroads and utility lines on or immediately adjacent to the area.

The location of all buildings within 1,000 feet of the outer perimeter of the area affected and the names and addresses of the owners and present occupants.

The purpose for which each building is used.

The name of the owner of the affected area and the names of adjacent landowners, the municipality and the county.

All access drives shall be designed and located so as to permit the following minimum sight distances measured from a point at least 10 feet behind the curbline or edge of cartway of an intersecting public street. No sight obstructions shall be permitted which are greater than three feet or less than 10 feet above the street surface. See the following table:

All access drives serving the site shall have a paved minimum thirty-five-foot-wide cartway for a distance of at least 200 feet from the intersecting street right-of-way line. In addition, a fifty-foot-long gravel section of access drive should be placed just beyond the preceding two-hundred-foot paved section to help collect any mud that may have attached to a vehicle's wheels.

In general, access drives shall intersect public streets at 90° as site conditions permit; however, in no case shall access drives intersect public streets at less than 70°. Said angle shall be measured from the center line of the street to the center line of the access drive.

The name or number of the operation.

The location of the operation with reference to the nearest public road.

A description of the tract or tracts, including a site plan showing the location of all improvements, stockpile, quarry pits, etc.

The name and address of the landowner or his duly authorized representative.

An annual report of the type and quantity of mineral produced.

The current status of the reclamation work performed in pursuance of the approved reclamation plan.

A maintenance report for the site that verifies that all required fencing, berming and screening has been specifically inspected for needed repairs and/or maintenance and that such needed repairs and/or maintenance has been performed.

Verification that the proposed use continues to comply with all applicable state regulations. The operation shall furnish copies of any approved permits and/or any notices of violation issued by the PADEP.

Such seating is situated and designed so as not to adversely impact nearby residences.

Such seating is accessory to the principal interior seating accommodations.

During use, such seating is continuously supervised by an employee or owner of the restaurant.

Any lighting or music systems serving such seating is designed and operated so as not to constitute a nuisance to adjoining properties.

The applicant shall furnish and implement a working plan for the continuous cleanup of litter and debris that may result from such outdoor seating.

Avoid the clearing of vegetation in areas that have a high potential for soil erosion.

Prevent the construction of structures and other site improvements on areas with slopes exceeding 15%.

Minimize grading throughout the site.

Protect and preserve any natural wildlife and/or plant habitats that coincide with the steep slopes, woodlands, wetlands, floodplains or other environmentally sensitive areas both during and after construction.

Protect any sensitive environmental conditions adjacent to the site.

Prevent a "strip" development pattern along the Township's existing roads.

In existing wooded areas (as of September 19, 1990), at least 80% of the number of trees of a minimum trunk caliper of five inches, measured six inches above the ground, shall be maintained or replaced immediately following construction, and prior to use or occupancy. Replacement trees shall be a minimum of two inches in diameter measured at a height of six inches above finished grade.

Only those areas necessary for the construction of buildings or structures for which a zoning permit has been issued shall be cleared of existing woodland

The placement of all features and system components constituting the ASES shall comply with the principal building setback, height, lot coverage, and other bulk requirements of the applicable underlying zoning district.

Roof-mounted ASES shall not extend beyond the roof edge in any direction nor above the ridgeline of any sloped roof to which the system is attached.

Ground-mounted ASES shall not exceed 12 feet in height.

The maximum permitted area, which is the combined surface area of all individual solar panels constituting the ASES, shall not exceed 1,000 square feet. The square footage limit does not apply to roof-mounted panels.

All utilities, lines, cables, wires, and other connections of, to, or from the ASES and any related structure shall be at or below grade.

The ASES shall be installed in compliance with all applicable building and construction code requirements.

Ground-mounted ASES shall be deemed impervious cover requiring stormwater management design pursuant to the Manor Township Stormwater Management Ordinance.[1] The landowner must maintain the stormwater management feature(s) in good working order so long as the system is installed.

The actual surface area of all individual panels shall be considered in determining the amount of additional lot coverage the system creates.

If requested by the Township, the applicant shall supply one year's worth of electrical consumption records for the subject property to serve as a benchmark for the anticipated amount of electrical energy proposed to be generated.

ASES shall be a use permitted by right in all zoning districts in the Township provided that they meet all regulations set forth herein.

The design, installation, and operation of ASES shall comply with all applicable federal, state, and local laws and regulations, including but not limited to building, construction, fire and life safety requirements, and conform to the applicable industry standards, including those of the American National Standards (ANSI), Underwriters Laboratories (UL), the American Society for Testing and Materials (ASTM), and other similar certifying organizations.

Within the (I) Industrial Zone and the (GC) General Commercial Zone, a PSES shall be a use permitted by special exception, subject to the standards set forth in this section.

If the PSES is upon a lot that adjoins another lot with an existing residential use, then all features and system components shall be set back a minimum of 50 feet from that shared boundary line.

The minimum lot size for placement of a PSES shall be 20 acres.

Within the (I) Industrial and (GC) General Commercial Zones, the placement of all features and system components constituting the PSES shall be set back a minimum of 50 feet from all property lines and street right-of-way lines. Within the aforementioned districts, the maximum lot coverage of the PSES shall not exceed 65%.

All PSES features and system components that are impervious, including but not limited to panels and their actual surface area, buildings, roads, etc., shall be considered in the lot coverage determination.

Ground-mounted PSES shall not exceed 12 feet in height. Buildings constituting or relating to the PSES shall comply with the underlying zoning district requirements for maximum building height.

The lot with the PSES may also have a single-family dwelling, which will be considered an accessory use.

The PSES shall be enclosed with an eight-foot-tall chain-link fence having self-locking gates.

As referenced in Subsection C(5) herein, the actual surface area of all panels shall be considered impervious and require stormwater management design complying with the Manor Township Stormwater Management Ordinance.

Landscape screening shall include a minimum of two rows of native, green evergreen trees at least eight feet in height at the time of planting, planted 15 feet on center and staggered, and shall be installed as follows:

Other design, installation, and operation regulations.

Submission requirements. The applicant proposing to erect a PSES shall submit to the Township:

Certifications and inspections.

Local emergency services. The applicant shall provide a copy of the land development plan and project summary to the local fire companies and the Township's fire safety consultant for their review and comment. Comments and recommendations from the above individuals and/or entities shall be addressed by the applicant to the satisfaction of the Township in subsequent plan revisions. Upon the Township's request, the applicant shall cooperate with emergency services to develop and coordinate implementation of an emergency response plan for the PSES.

Decommissioning.

In addition, a water feasibility study will be provided to enable the municipality to evaluate the impact of the proposed development on the groundwater supply and on existing wells. The purpose of the study will be to determine if there is an adequate supply of water for the proposed development and to estimate the impact of the new development on existing wells in the vicinity. The water feasibility shall be reviewed by the Municipal Engineer.

A water system that does not provide an adequate supply of water for the proposed development, considering both quantity and quality, or does not provide for adequate groundwater recharge considering the water withdrawn by the proposed development shall not be approved by the municipality.

A water feasibility study shall include the following information:

When located on property abutting one arterial or collector road:

When part of a Planned Industrial Park that has direct frontage along more than one arterial and/or collector road:

Warehousing and wholesale trade establishments are permitted by right, up to a maximum gross floor area of 100,000 square feet.

Warehousing and wholesale trade establishments having a gross floor area in excess of 100,000 square feet are permitted by conditional use, subject to compliance with the standards identified in Subsection C herein.

The applicant shall provide a detailed description of the proposed use in each of the following topics:

The lot area shall not be less than 30 contiguous acres.

The width of any lot shall not be less than 100 feet at the building setback line.

Front yard setback. All buildings and structures (except permitted signs) containing, or constituting part of, a data center shall be set back a minimum of 250 feet from the adjoining right-of-way line. All off-street loading areas, dumpsters, and outdoor storage areas shall be set back a minimum of 50 feet from the adjoining right-of-way line. All parking lots shall be set back at least 20 feet from any adjoining right-of-way.

Side yard setback. All buildings and structures (except permitted signs) containing, or constituting part of, a data center shall be set back a minimum of 250 feet from all side property boundaries. All dumpsters and off-street loading areas shall be set back at least 30 feet from any side property boundaries. All outdoor storage areas and off-street parking lots shall be set back at least 20 feet from any side property boundaries unless joint parking lots and/or loading areas are shared by adjoining uses, in which case one of the side yard setbacks can be waived solely for parking and/or loading facilities.

Rear yard setback. All buildings and structures (except permitted signs) containing, or constituting part of, a data center shall be set back a minimum of 250 feet from all rear property boundaries. All outdoor storage areas and off-street parking lots shall be set back a minimum of 25 feet from any rear property boundaries.

Buffer yards shall meet the requirements in Chapter 425 § 425-19F(4), Residential buffer, with the exception of the setback distances for buildings and structures set forth in Section 425-19F(4)(a). All setback distances for buildings and structures shall meet the requirements set forth in this section.

Accessory uses and structures, including Data Center Accessory Uses, shall be setback at least 50 feet from all property lines and adjoining rights-of-way, provided that any accessory uses and structures that are part of, or attached to, a building or structure housing the data center, must meet the setbacks set forth in Subsections C(1) through (3) hereof.

Maximum permitted height of any structures is 40 feet. Building height shall be calculated from the lowest adjacent grade to the top edge of the roof and excludes any mechanical or accessory equipment, facades and/or parapets.

No mechanical or accessory equipment mounted on the roof may exceed 10 feet in height from the top edge of the roof.

Visual and audible screening shall be provided to all Data Center Accessory Uses, including, but not be limited to, cooling system components including, fans, blowers, water or other liquid cooling pumps, and similar systems and components, power supply systems including electrical sub-stations, transformers, fuel cells, generators, and similar systems and components. The requirements shall apply to both ground and roof mounted equipment and components.

When noise producing equipment is abutting a residential or agricultural district or use, such equipment shall be placed so that the Data Center is between the affected lot and the equipment.

If the Data Center has more than one lot line that abuts a residential or agricultural district or use, the sound producing equipment shall be placed on the side of the Data Center that does not abut the residential or agricultural district or use or the side that has greatest setback from the affected property line(s) with distance preference going to existing residential uses.

Lighting.

Noise.

Primary access shall be from an arterial or collector street with secondary egress and emergency access provided from any adjacent street.

Any gated emergency access route or secondary access route shall be fitted with the "knox-box" type device dictated by the fire department recognized by the Fire Department of the Manor Township Code of Ordinances.

All fencing, including security fencing, may not exceed 10 feet in height at the highest point of the fencing or any appendages, including but not limited to barbed wire.

Any non-riverine water source, including but not limited to ponds, lakes, marshes, swamps and similar areas, whether man-made or naturally occurring, shall be fully enclosed with a fence at least four feet in height. This includes all Stormwater Management facilities installed in accordance with Chapter 373 of the Manor Township Code of Ordinances.

Parking spaces shall be provided in accordance with § 425-41, Off-Street Parking.

Off-street loading facilities shall be provided in accordance with the following:

All access drives, including emergency access roads, shall be in accordance with § 425-40 but shall have a total lane width of not less than 24 feet, excluding any on street parking areas and shoulder. Cul-de-sacs shall have a diameter of at least 80 feet.

A minimum of one fire lane intended for aerial apparatus access to roof structures shall be provided. The lane shall be:

Water use.

Public water and sewer shall be provided for all sanitary facilities.

Any emissions of exhaust, gases, noxious odor or similar shall adhere to applicable State and Federal emission standards.

A decommissioning plan shall be submitted as part of any Land Development submission and shall show how the site will be returned to a neutral state, being a condition that is easily adapted to similar uses, and the handling and removal of any Electronic Waste (also known as "E-Waste") and/or any other hazardous material that may be present on the site.