WEST MANHEIM TOWNSHIP
YORK COUNTY, PENNSYLVANIA
Ordinance No. ___
AN ORDINANCE TO AMEND THE WEST MANHEIM TOWNSHIP CODE OF ORDINANCES, CHAPTER 270, ZONING, TO ADD A TRADITIONAL NEIGHBORHOOD DEVELOPMENT ZONING DISTRICT (TND) AS A CONVENTIONAL ZONING DISTRICT, AND TO DEFINE PROVISIONS FOR TRADITIONAL NEIGHBORHOOD DEVELOPMENT IN THE TOWNSHIP
Under the authority and procedures of the Pennsylvania Municipalities Planning Code (53 P.S. §10101, et seq. “MPC”), the Township Supervisors of the West Manheim Township, York County, Pennsylvania hereby adopts and enacts the following amendment to the Township of West Manheim Zoning Ordinance:
Section One. The West Manheim Township Code of Ordinance, Chapter 270, Zoning, §270-Appendix A, Zoning Map, is hereby revised to add “TND Traditional Neighborhood Development District” to the legend. The affected land areas are shown on the attached map labeled “West Manheim Township – Exhibit A – Draft Zoning Map Changes” which is part of this Ordinance Amendment. The lands being rezoned are identified as follows:
Owner York County Tax Account Number
Belmont Ridge, LLC 52-000-BE-0049.00
52-000-BE-0049.A0
52-000-BD-0083.00
Borys Kelsey Jane & Kelsey J & Gregory R et al 52-000-BE-0048.00
Calvary Assembly of God Church of Hanover 52-000-BD-0074.D0
Belmont Ridge LLC 52-000-BD-0080.00
52-000-BD-0081.00
Section Two. The West Manheim Township Code of Ordinances, Chapter 270, Zoning, §270-13, Definitions, shall be amended by inserting the following definition in alphabetical order:
LIVE-WORK UNIT. A dwelling unit that is also allowed to be used for certain business purposes.
- A Live-Work Unit is one building space that is used both for residential and for business space, such as for an office or an artist’s studio. The business use shall be a use that is listed as permitted by right in the Zoning District. The unit shall be treated as a dwelling unit, except:
- A sign shall be allowed meeting the requirements for the Commercial/Industrial District as outlined in §270-190, Permanent Sign Requirements and be approved by the community ownership association.
- minimum parking requirements shall also apply for the portion of the space that is used for business purposes if there are non-resident employees or customer traffic to the site.
- If allowed in a Residential District, a minimum of 50 percent of the unit floor area shall be primarily used for residential purposes and a maximum of 3 persons shall work in the unit who do not reside within the unit.
- The operator of the business in the unit shall also be a permanent resident of the unit.
Section Three. The West Manheim Township Code of Ordinances, Chapter 270, Zoning, §270-15, Establishment of zoning districts, Subsection B, shall be amended by replacing “Business Center District” with “Traditional Neighborhood Development District”.
Section Four. The West Manheim Township Code of Ordinances, Chapter 270, Zoning, Part 4, Designated Growth Area Zoning Districts, shall be amended by replacing Article VI, Business Center District, with Article VI, Traditional Neighborhood Development District, which shall provide as follows:
Article (VI) Traditional Neighborhood Development District
§ 270-30 Purpose.
The purpose of this zoning district is to encourage new development to occur in a manner that will be consistent with the traditional patterns and scale of development and mix of uses. These include:
- Promote a mix of diverse but compatible types of neighborhood development;
- Avoid development that would be inconsistent with the character of the community and could cause inefficient patterns of sprawled development;
- Encourage a blending of recreation areas, preserved natural features, compatible institutional uses, and a mix of housing at a medium density, including housing intended to be affordable to middle-income persons;
- Provide for reasonably safe and convenient pedestrian, bicycle and vehicle circulation, with an emphasis on avoiding conflicts between vehicles backing out of garages across sidewalks;
- Encourage persons to live, work, shop, attend religious services, and enjoy recreation within the Township;
- Encourage the creation of a sense of place, feelings of belonging and a community spirit that promotes social interaction and volunteerism;
- Encourage the location of places of worship and other principal non-residential uses with distinguished architectural features at prominent locations around a central common, to serve as a focal point for the development; and
- Serve the purposes for Traditional Neighborhood Development (TND) as listed in the Pennsylvania Municipalities Planning Code (MPC), as amended.
§ 270-31 Permitted uses.
- Any new principal use or principal building within the TND District shall be developed in the form of a TND, except that the land in the TND District may also be used for:
- Agricultural uses under the same regulations as would apply within the Residential (R) District,
- Accessory uses that are customarily accessory under the Residential (R) District regulations,
- Public and/or private utility facilities; or
- Publicly owned or publicly operated recreation areas and facilities.
(2) The following uses shall be allowed within an approved TND, provided that all the uses are consistent with the overall Master Concept Plan, as defined in §270-36.A:
- Single-Family Detached Dwellings.
- Single-Family Semi Detached Dwelling.
- Two-Family Dwelling.
- Single Family Attached Dwelling.
- Multi-Family Dwelling.
- Places of worship.
- Public transit or school passenger shelters.
- Libraries and museums.
- Child or adult day-care as a principal use
- Nursing home or assisted-living/personal-care center.
- Offices.
- Retail store, restaurant, brewpub, micro-distillery, urban winery, meadery, art gallery, retail bakery, crafts or artisan’s studio, financial institution or personal service use, with each establishment limited to a maximum floor area of 10,000 square feet. Storage areas that are not accessible to customers shall not count towards the maximum floor area.
- Grocery store limited to a maximum floor area of twenty-five thousand (25,000) square feet.
- Exercise club
- Bed-and-breakfast inn.
- Theater
- Recreation Areas.
- Live-Work Units, provided that the locations of the Live-Work Units shall be designated on the approved Master Concept Plan.
- An approved dwelling unit may be used as a Group Home, under the same regulations as would apply within the Residential District.
- Model homes for sales, which shall be designed to be eventually used as regular dwellings, and a rental and management office.
- Single-Family Semi Detached Dwelling.
§ 270-32 Special Exception Uses.
The following uses shall be allowed by Special Exception in the Traditional Neighborhood Development District:
(1) Greenhouse or horticultural nursery.
- Residential conversion, apartment.
- Residential conversion, two-family.
- Government facility or use.
- Day care, family.
- Home occupation.
§ 270-33 TND Criteria
The Township Board of Supervisors shall review an overall Master Concept Plan, as set forth in section 270-36.A, showing compliance with this Article and other relevant provisions of the Township’s Zoning Ordinance. Such Master Concept Plan shall show the proposed development as a concept plan and not as a preliminary land development plan. The purpose of the Master Concept Plan is for a zoning review and approval by the Board of Supervisors and is in addition to the review process established by the Township’s Subdivision and Land Development Ordinance. If the requirements of this Article are met together with the Area and Bulk Requirements of this District, the TND Master Concept Plan shall be approved. Following are criteria specific to the design of developments in the TND District, which supersede any other requirements in this Ordinance or the Subdivision and Land Development Ordinance that are in conflict herewith.
- General
- Any pre-existing stub streets can be extended into the new development, or limited to emergency vehicles, pedestrians and bicyclists.
- The development shall include a park that is open to the public during at least daylight hours (a “Central Commons”), and that has at least one allowed non-residential use facing onto the park. See subsection below regarding the Commons.
- Street linkages shall be provided to allow connections with future phases of development or adjacent undeveloped tracts. Where direct street access is not practical between two areas, then the Township Supervisors may require the provision of an improved or unimproved easement.
- The applicant shall prove that proper site planning and architectural design will be used to minimize visual impact of garages and garage doors as viewed from the front of the lot. Front facing garages shall be setback at least five feet (5’) behind the front porch line. The placement of garages along rear or side alleys or to the rear of the lot with a side driveway is encouraged and shall be required for at least eighty percent (80%) of non-perimeter dwellings. On-street parallel parking may be approved along an alley beyond the edge of pavement with a minimum width of eight feet.
- Garage doors shall not make up more than 60% of the front street level of the primary facade of a dwelling. A garage entering onto the side of a dwelling shall be allowed, even if it faces a street.
- All streets and alleys shall have a right-of-way, whether public or private.
- See Subsection C of this section, which allows on-street parking to be counted towards off-street parking requirements. To the maximum extent feasible, vehicle parking, carports and garages shall be placed to the rear or side of lots, preferably with rear or side access. Except in the case of a corner lot where parking is acceptable in the front yard of one of the street frontages. For example, the following alternative methods of providing parking are permitted and encouraged:
- A rear landscaped shared parking court or shared carport structure;
- Detached rear garages or rear individual parking pads or side-entry garages accessed from alleys or side driveways, with such driveways being of minimal width within the front yard;
- Decks built extending over attached garage driveways; or
- A landscaped shared parking court connected to a street, provided that parked vehicles do not need to back out onto a through street.
- Driveways may pass through the front of the lot (such as to reach detached rear garages).
- Significant roof pitches and variations in rooflines are specifically encouraged.
- Sidewalks shall be provided along both sides of each street, unless there are no buildings fronting on a street for one hundred feet or more in which case sidewalk can be provided on only one side of a street.
- See Subsection A of this section concerning common open space.
- Commercial. Allowed commercial uses and their parking areas shall occupy a maximum of 30 percent of the total land area of the TND, and the TND shall include a minimum of One Thousand Square Feet (1,000 sq, ft.) of Commercial uses for every one hundred (100) dwelling units. If a parking area serves a mix of uses, the portion of the parking area that is required to serve the commercial uses shall be counted within the maximum commercial land area.
- Perimeter Setback. The only principal buildings that shall be located within 50 feet from the lot line of a single-family detached dwelling that existed as of January 1, 2025 shall be new single-family detached dwellings, unless such dwelling lies within a non-residential zoning district. Any proposed new principal commercial building and its parking area shall be setback a minimum of 75 feet from the lot line of any single-family detached dwelling that existed as of January 1, 2025, unless such dwelling lies within a non-residential zoning district.
- Alleys shall be designed to discourage through-traffic. Alleys shall have a minimum paved width of 12 feet if serving one-way traffic and 16 feet if serving two-way traffic. Additional width shall be required if any parallel parking is provided. The right-of-way for an alley shall be at least four feet wider than the cartway.
- The TND shall include a pedestrian and bicycle pathway system. The pathway system shall connect common open spaces and other major destinations.
- The applicant shall provide evidence that there is sufficient room for fire apparatus, school buses, and garbage trucks to negotiate the streets within the development. This includes showing that there are sufficient turning radii for the largest anticipated vehicles in locations where there is likely a need to turn. This requirement shall not apply to approved alleys, except that alleys shall show that they can accommodate garbage trucks.
- Any pre-existing stub streets can be extended into the new development, or limited to emergency vehicles, pedestrians and bicyclists.
- Common open space.
- A minimum of 25% of the total lot area of the tract shall be permanently preserved as common open space. The common open space shall meet the definition of “common open space” in §270-13 (Definitions). The common open space may be offered for dedication to the Township except for active and passive recreation amenities, which shall be offered for dedication as set forth in subsection (3) below.
- If a TND involves 30 or more dwelling units, then there shall be at least one Central Commons, which may count towards the common open space.
- A Central Commons is a green space having a minimum lot area of 0.5 acres. The majority of the Central Commons shall be planted so as to eventually result in a canopy of deciduous trees over areas of the commons that are not planned for active recreation.
- Any required Central Commons shall have a minimum width and minimum length of 100 feet.
- The Central Commons shall include benches of durable construction and pathways. Pathways shall include decorative materials, such as paving block or patterned concrete, integrated into the design.
- The Applicant shall provide for active and passive recreation amenities and facilities, to be constructed in park areas along the sidewalk and trail network, including but not limited to a mix of facilities for a mixture of ages, such as basketball courts, tennis courts, bocce ball courts, pickleball courts, volleyball courts, Pocket Parks, amphitheater, mini-golf, splash pad, walking trails, playground equipment, and athletic fields.
- These recreation facilities and amenities shall be offered for dedication to the Township and in lieu of any recreation land or fee requirements in Chapter 235, Subdivision and Land Development and the Township agrees to accept dedication of such recreation facilities.
- For every one hundred (100) dwelling units or portion thereof proposed on the Master Concept Plan, the Applicant shall provide for the installation of one Recreation Unit, as calculated below, except that in no case shall there be less than one Pocket Park and one active recreation facility.
- Pocket Parks are smaller green spaces ranging from 1,000 – 4,000 SF in size, including shade trees, shrubs, benches, trash receptacles, and hardscape areas for pedestrian access, suitable for passive recreation, which count as 0.25 Recreation Unit.
- Active recreation facilities of at least 500 square feet but less than 1,000 square feet count as 0.5 Recreation Unit. Examples include bocce ball, swing set.
- Active recreation facilities of at least 1,000 square feet but less than 2,000 square feet count as 1 Recreation Unit. Examples include tot lots.
- Active recreation facilities of at least 2,000 square feet but less than 4,000 square feet count as 2 Recreation Units. Examples include larger playground equipment, pickleball courts, splash pads.
- Walking paths built in accordance with criteria to be establish by the Township Engineer and that are longer than Two Thousand Five Hundred (2,500) linear feet, entertainment venues capable of holding more than fifty (50) persons, and larger active recreation facilities including athletic fields for team sports such as baseball or soccer count as 3 Recreation Units.
- Actual size, numbers, placement, and other specifications of recreation facilities and amenities shall be developed in consultation with the Township.
- The recreation facilities and amenities shall be completed in phases with the proposed development such that a proportionate number of recreation facilities and amenities are completed with each residential phase.
- These recreation facilities and amenities shall count towards the Applicant’s common open space requirement.
- Landscaping and street trees. See §270-212 (Word usage), and §270-13 (Definitions). A grass strip with a minimum width of two feet shall be provided to accommodate street trees or equivalent shrubs between the curb and the sidewalk unless an alternative location for street trees or equivalent shrubs is specifically approved by the Township. Areas that are between the dwelling and the street curb and that are not used for approved sidewalks shall be maintained in a vegetative ground cover and landscaping. A minimum of one deciduous street tree or equivalent shrub(s) shall be required for an average of each 60 feet of street frontage. The street trees or shrubs utilized shall be limited to those authorized by the Township Engineer as being appropriate for this location given utilities, sidewalks, and other potential development conflicts. Should it be determined by the Township that it is more appropriate to place the trees or shrubs behind the sidewalk due to potential conflicts, the street trees or shrubs shall be placed in that location.
- Parking. See Chapter 270, Zoning, Part 9, Off-Street Parking and Loading. Provisions within this TND will supersede any inconsistent requirements found in other sections of the ordinance.
- Development within the TND shall adhere to adjusted minimum parking requirements as follows:
- Quantities
- Apartment Conversion 2 Spaces/Dwelling Unit
- Multifamily Dwelling 1.5 Spaces/Dwelling Unit
- Single-Family Detached Dwelling 2 Spaces/Dwelling Unit
- Single-Family Semi-Detached Dwelling 2 Spaces/Dwelling Unit
- Single-Family Attached Dwelling 2 Spaces/Dwelling Unit
- Restaurant 1 Space per 3 Seats
- Retail Store 1 Space per 250 Square Feet
- Business Park/Office 1 Space per 300 Square Feet
- Dimensions
- 90 Degree Spaces 9’x18’ Min.
- Parallel Spaces 7’ x 22’ Min.
- 90 Degree Spaces – Drive Aisle 24’ Min. (Measured at Edge of Paving)
- Visitor Parking 0.2 visitor spaces/Dwelling Unit shall be provided for Single-Family Attached Dwellings either through off-street parking lots or on-street parallel parking on streets where the single-family attached dwelling units are serviced by alleys and there is at least 12’ in width for each travel lane.
- Quantities
- Development within the TND shall adhere to adjusted minimum parking requirements as follows:
- Parking incentive. If a parking area is shared by 2 or more principal business uses, the minimum number of parking spaces may be reduced by 10 percent. As part of the Master Concept Plan process, the Township Supervisors may allow further reductions in the required number of parking spaces if the Applicant proves that there will be different peak periods of demand among the businesses and residences that share a parking area. An Applicant may meet a maximum of 50% of the off-street parking space requirements for each abutting business by counting on-street spaces parallel to the curb along a local street. This provision shall be permitted only:
- For spaces along the same side of a street along curb that is directly contiguous to the set of lots being served and provided that the spaces are within 500 feet of each dwelling or business they serve; and
- If the applicant proves to the satisfaction of the Township Supervisors that the street would be sufficiently wide to allow the parking and that there are no unusual safety hazards involved, compared to typical on-street parking at other locations; and
- If the applicant proves that such number of parking spaces could be legally accommodated along the street, considering the locations of driveways, fire hydrants and street corners.
- Street standards. As authorized by the TND provisions of the MPC, the Township Supervisors shall have the authority to modify specific street requirements of Chapter 235, Subdivision and Land Development, to result in a development that is pedestrian-oriented and that promotes low-speed traffic.
- For example, the Township Supervisors may approve reduced street cartway widths, street right-of-way widths, street curve radii, and other streetscape elements.
- Examples:
- Shoulder requirement within the cartway may be waived in areas where parallel parking is provided to maintain narrower streets
- The Cartway for local streets (2-way) may be reduced to 24’ (12’ for each travel lane) to maintain narrower streets.
- Trees may be provided between the sidewalk and curb to create a more intimate streetscape.
- Examples:
- The applicant shall submit a request for modifications in writing, which shall state the reasons why the modification would be consistent with the purposes for a traditional neighborhood development as stated in this chapter and the MPC and would be in the public interest while protecting public safety.
- For example, the Township Supervisors may approve reduced street cartway widths, street right-of-way widths, street curve radii, and other streetscape elements.
- Access controls. As part of the Master Concept Plan process, the applicant shall prove that the development involves a fully coordinated interior traffic access system that minimizes the number of streets and driveways entering onto a state highway.
- Signs. For a development within the TND District, the following sign requirements shall apply:
- A Live-Work Unit shall meet the sign requirements that would apply within the Commercial/Industrial District.
- Areas approved for principal commercial uses shall meet the sign requirements that would apply within the Commercial/Industrial District.
- All other areas and uses shall meet the sign requirements that would apply within the Residential District.
§ 270-34 Area regulations.
The following area regulations shall apply in this district:
Dimensional requirements. See bonuses permitted under Subsection G(4) below.
| Single-Family Detached Dwelling | |||
| Dimensional Criteria | Both Utilities (Centralized Water and Centralized Sewer) | 1 Utility (Centralized Water or Centralized Sewer) | No Utilities (No Centralized Water or Sewer) |
| Minimum lot area (square feet) | 6,000; 4,800 (with bonuses) | Not Permitted | Not Permitted |
| Minimum lot width (feet) | 40 (at minimum building setback line) | Not Permitted | Not Permitted |
| Front Setback (feet) | 10 minimum; 25 maximum (local) 30 maximum (collector) | Not Permitted | Not Permitted |
| Side Setback (feet) | 5 minimum | Not Permitted | Not Permitted |
| Rear Setback (feet) | 25 minimum; 5 minimum (garage from alley) | Not Permitted | Not Permitted |
| Maximum building height (stories/feet) | 3 stories; 40 | Not Permitted | Not Permitted |
| Maximum lot coverage (percent) | 70% | Not Permitted | Not Permitted |
| Single-Family Semidetached and Two-family Dwelling | |||
| Dimensional Criteria | Both Utilities (Centralized Water and Centralized Sewer) | 1 Utility (Centralized Water or Centralized Sewer) | No Utilities (No Centralized Water or Sewer) |
| Minimum lot area (square feet) | 5,000; 4,000 (with bonuses) | Not Permitted | Not Permitted |
| Minimum lot width (feet) | 30 (at minimum building setback line) | Not Permitted | Not Permitted |
| Front Setback (feet) | 10 minimum; 25 maximum (local) 30 maximum (collector) | Not Permitted | Not Permitted |
| Side Setback (feet) | 5 minimum | Not Permitted | Not Permitted |
| Rear Setback (feet) | 25 minimum; 5 minimum (garage from alley) | Not Permitted | Not Permitted |
| Maximum building height (stories/feet) | 3 stories; 40 | Not Permitted | Not Permitted |
| Maximum lot coverage (percent) | 70% | Not Permitted | Not Permitted |
| Single-Family Attached Dwelling | |||
| Dimensional Criteria | Both Utilities (Centralized Water and Centralized Sewer) | 1 Utility (Centralized Water or Centralized Sewer) | No Utilities (No Centralized Water or Sewer) |
| Minimum lot area (square feet) | 2,000; 1,600 (with bonuses) | Not Permitted | Not Permitted |
| Minimum lot width (feet) | 20 (at minimum building setback line) | Not Permitted | Not Permitted |
| Front Setback (feet) | 10 minimum; 25 maximum (local) 30 maximum (collector) | Not Permitted | Not Permitted |
| Side Setback (feet) | 5 minimum | Not Permitted | Not Permitted |
| Rear Setback (feet) | 25 minimum; 5 minimum (garage from alley) | Not Permitted | Not Permitted |
| Maximum building height (stories/feet) | 3 stories; 40 | Not Permitted | Not Permitted |
| Maximum lot coverage (percent) | 90% | Not Permitted | Not Permitted |
| All Other Uses | |||
| Dimensional Criteria | Both Utilities (Centralized Water and Centralized Sewer) | 1 Utility (Centralized Water or Centralized Sewer) | No Utilities (No Centralized Water or Sewer) |
| Minimum lot area (square feet) | 12,000 | Not Permitted | Not Permitted |
| Minimum lot width (feet) | 70 (at minimum building setback line) | Not Permitted | Not Permitted |
| Front Setback (feet) | 10 minimum; 25 maximum (local) 30 maximum (collector) | Not Permitted | Not Permitted |
| Side Setback (feet) | 5 minimum | Not Permitted | Not Permitted |
| Rear Setback (feet) | 25 minimum; 5 minimum (garage from alley) | Not Permitted | Not Permitted |
| Maximum building height (stories/feet) | 50 | Not Permitted | Not Permitted |
| Maximum lot coverage (percent) | 90% | Not Permitted | Not Permitted |
- Building setbacks for principal buildings* (along a street, minimum yards shall be measured from the proposed right-of-way):
- Any yard from an arterial street: minimum 50 feet.
- The minimum and maximum setbacks shall apply to the front façade of an enclosed building. Porches, stoops, stairs, and other unenclosed portions of a building may be within the minimum setback.
- Side yards: minimum five feet each. Each Single-Family Semidetached and Two-Family and unit shall have one side yard, while a side yard shall be required for each end single-family attached dwelling unit. For a detached building, it is encouraged to make one side yard wider than the other to allow wider use by the residents of the larger side yard and/or to provide for a side driveway to rear parking.
- Rear yards: minimum 25 feet. However, if shown as part of the approved subdivision plan creating the lot, then an attached or detached garage may have a rear yard of 5 feet from an alley. Unenclosed structures may be within the rear yard setback. This arrangement may include a garage adjacent to an alley, with a breezeway or similar structure connecting the dwelling to the garage, and with an outdoor area between the dwelling and the garage.
- See exceptions for setbacks in §270-84 (Yard, setback and lot regulations).
- Corner lots.
- For accessory buildings: the provisions of §270-90 (Accessory buildings) shall apply.
- Principal buildings fronting on the same block shall line up to form a consistent setback, though an offset of 10 feet between unit facades is permissible to create a desirable aesthetic.
- Any yard from an arterial street: minimum 50 feet.
* NOTE: In place of individual subdivided lots meeting these dimensional requirements, an applicant may choose to utilize a condominium or planned community form of ownership.
- Parking setback. No parking area of five or more spaces shall be located within 30 feet of a contiguous lot line of a residential zone property.
- Maximum overall density based upon the Gross Lot Area. The maximum overall density of the TND shall be determined as follows, as calculated in acres (and decimals):
- Multiply the gross lot area by five dwelling units per acre to result in the maximum number of permitted dwelling units within the development. See bonuses in Subsection G(9) below.
- Density bonuses.
- As an option to the applicant, the Township Supervisors, as part of the Master Concept Plan approval, may approve the following increases in the maximum density provided in Subsection G(8) above.
- The maximum density may be increased by a maximum of one additional dwelling unit per acre if the applicant provides at least three of the following architectural features on the front façade of a minimum of seventy (70%) of the proposed buildings: (a) front porch, (b) bay windows, (c) roof variations, (d) stepping of buildings, (e) masonry elements; (f) board and batten siding in a variety of colors; (g) variations of colored brick; (h) balconies; (i) other unique architectural features and ornamentation. To be applicable for this density bonus prior to the construction of the first phase, restrictive covenants requiring compliance with these architectural restrictions for the entire Master Concept Plan development shall be recorded.
- The maximum density may be increased by a maximum of one additional dwelling unit per acre if the applicant provides an 8’ sidewalk and decorative street lighting along the primary façade of commercial buildings, together with a variety of street furnishings such as benches, trash receptables, and decorative planters.
- The maximum density may be increased by a maximum of one additional dwelling unit per acre if the applicant commits to providing common open space with a trail network and gathering spaces together with Common Open Space that exceeds the Township requirement by fifteen percent (15%). These recreation facilities shall at a minimum be available to all residents of the TND.
- In no case shall the density bonuses provided in this Section result in a maximum density exceeding six dwelling units per acre of gross lot area, based upon the calculation provided in subsection G(8) above. If any of the density bonuses in this subsection G(9) are approved, then the following reductions in minimum lot areas shall be permitted:
- From 6,000 to 4,800 square feet for each Single-Family Detached Dwelling.
- From 5,000 to 4,000 square feet for each Single-Family Semidetached and Two-Family Dwelling.
- From 1,800 to 1,400 square feet for each Single-Family Attached Dwelling.
- As an option to the applicant, the Township Supervisors, as part of the Master Concept Plan approval, may approve the following increases in the maximum density provided in Subsection G(8) above.
- Maximum building height: 50 feet for Multi-Family Dwelling and Mixed-Use Buildings with may be increased up to 55 feet with an increase of one foot in setback for every one foot of height, and 40 feet or three stories for all other building types, whichever is more restrictive. See exceptions in § 270-85 (Height limit exceptions) and definition in § 270-13 (Definitions).
- Ratio of residential uses: Each TND shall contain
- Maximum overall density based upon the Gross Lot Area. The maximum overall density of the TND shall be determined as follows, as calculated in acres (and decimals):
[a] A maximum of fifty percent 50% of units may be the same type of dwelling, i.e. single-family detached, single-family semi-attached or duplexes, single-family attached or townhomes, or apartments
[b] A minimum of ten percent (10%) the dwellings in the TND shall be single-family detached dwellings, single-family semi-attached dwellings, or a combination thereof.
§ 270-35 General requirements for all uses.
§ 270-36 Modifications
The Township Supervisors shall have the authority to modify the design standards and criteria of the TND District as part of the Master Concept Plan approval process. The Applicant shall submit a request for modifications in writing, which shall state the reasons why the modification would be consistent with the purposes for a Traditional Neighborhood Development as stated in this Article and the MPC and would be in the public interest. Modification shall proceed as a Conditional Use, and the Township Supervisors shall have the authority as a Conditional Use to modify the requirements of any other provision of the Township Zoning Ordinance as part of the Master Concept Plan approval process so long as the Applicant proves that the requested modification is consistent with the purposes for a Traditional Neighborhood Development as stated in this Article and the MPC and is in the public interest.
§ 270-37 Conflict with other Provisions.
Provisions within this TND ordinance will supersede any inconsistent requirements found in other sections of the ordinance.
Section Five. All other sections, parts and provisions of the Code of Ordinances of West Manheim Township shall remain in full force and effect as previously enacted and amended.
Section Six. The provisions of this Ordinance are declared to be severable. If any provision of this Ordinance is declared by a court of competent jurisdiction to be invalid or unconstitutional, such determination shall have no effect on the remaining provisions of this Ordinance or other sections of the Code of Ordinances that were not declared to be invalid or unconstitutional.
Section Seven. This Ordinance is hereby adopted and ordained by the Township Supervisors of the Township of West Manheim and shall become effective immediately after adoption.
This Ordinance is hereby ENACTED and ORDAINED this
___________________ date of ___________________, 2026.
ATTEST: TOWNSHIP SUPERVISORS OF THE TOWNSHIP OF
WEST MANHEIM