Determine where both sewer and water are currently available within the UGB’s and determine areas within which service can be extended by the developer that will incrementally extend sewer and water service within the UGB’s

Through revisions to the zoning ordinance allow these areas to be developed at the most efficient density and pattern.

Require all development in these areas to be provided with public sewer and public water. Zoning districts within the UGB’s that allow development to occur without public sewer and water shall be amended to require that the developer provide these services for all new lots subdivided.

Lands outside the public sewer and water service areas, but within the UGB’s, may be zoned in a holding zone (staged growth area) until such time as extensions can be made to them reasonably. Until these lands are rezoned from the holding zone, they will only be permitted to develop according to a sliding scale and strict design guidelines that allow layout for future subdivision. For example, the holding zone would only permit one lot to be developed for every 25 acres in contiguous ownership.

Full development of the holding zone will only be permitted when public sewer and water service is made available to these areas and after they have been rezoned from the holding zone to an appropriate district designation.

The holding zones will only be changed to a less restrictive zoning district when they are included in public sewer and water service areas.

Holding zones may have use designations associated with them such as residential, industrial, etc.

All landowners seeking a rezoning of 20 acres or more should be prepared to submit all or part of the following, if requested by the municipal officials. The analysis should be prepared by qualified professionals and should address but not be limited to the following:

Conduct a land use and environmental impact analysis using accepted methodologies from professional engineering institutes, planning organizations, or government organizations such as PADEP to analyze effects of the rezoning including but not limited to:

An existing conditions document that sets forth existing conditions in relation to the environmental impacts to be analyzed.

Relationship of the rezoning to the adopted UGB’s.

Land use planning analysis of the effects of a rezoning on contiguous and non-contiguous lands in the surrounding area. What will the effects of an expansion be on land use in the region and adjacent municipalities and how will they be mitigated?

Analyze impacts on local and regional agricultural lands preservation efforts. How will the rezoning impact local and regional efforts to preserve agricultural lands for agricultural uses? What methods or programs can be utilized to mitigate impacts on preservation efforts? What potential exists to convert developed lands back to agriculture if the land use is abandoned?

Analysis of travel patterns to and from the rezoning site. Include a traffic impact study that analyzes impacts on the local and regional transportation network.

Potential impacts on ground and surface water including contamination from potential uses.

Potential impacts on ground water recharge, light pollution, lead pollution, heat islands, or other potential pollution sources.

Potential impacts on air quality.

Effects of near and long-term management of solid and liquid wastes, including pollution prevention, waste minimization, litter control.

Use accepted planning methodologies to conduct economic and fiscal impact analysis of the proposal. Forecast service demands and generate analysis of costs and revenues associated with the proposed rezoning. Analysis should include but not be limited to:

An existing conditions document that sets forth existing conditions in relation to the fiscal impacts to be analyzed. What are the existing costs and benefits?

Potential impacts on public roadways, water supply, sewer systems, schools, police, fire, and ambulance services, etc.

Potential impacts on local economy of the conversion from one zoning district to another.

Potential socioeconomic impacts on the Manheim Central Region including demographics, economic base, labor pool, housing, transportation, education, and social services.

Potential impacts on scenic, cultural, and visual resources.

Conduct an analysis of the proposal for consistency with the goals, objectives, and policies of the Lancaster County Comprehensive Plan and the Manheim Central Region Comprehensive Plan. If inconsistencies are found, a written explanation or justification for the inconsistencies should be part of the analysis.

The review of the impact studies should be done by a professional expert or experts chosen by the municipal governing body with cost reimbursement paid by the applicant.

A copy of the rezoning request, along with accompanying impact studies, should be submitted to the other municipalities in the region, adjacent municipalities, and the Lancaster County Planning Commission for review and comment.

Action to approve or not approve the rezoning request will be based upon a review by the governing municipality of the request and accompanying studies as well as comments from surrounding municipalities and the Lancaster County Planning Commission. The existing conditions analyses provided as part of the rezoning request should be used as the baseline for determining future impacts of the proposed rezoning. The request will be reviewed for consistency with the Manheim Central Region Comprehensive Plan and the Lancaster County Comprehensive Plan, appropriate justification for any inconsistencies found, and whether or not the impacts can be balanced in favor of the long term quality of life for local and area residents and businesses.

Most of Rapho Township’s future growth should be encouraged to develop within the Development Triangle where a full range of services can be provided including public sewer, public water, arterial, collector and local streets, and connection to public transit.

Development of the Triangle area should be staged so that an orderly provision of infrastructure can occur. This not only includes public sewer and water, but the installation of the street system similar to that depicted on the Rapho Township Official Map.

The future land use map is proposed to be revised to include the following changes.

Acreage within the Triangle that is currently zoned Agriculture (except the eleven residential lots along Strickler Road) should be included in the staged growth area on the future land use map. These areas should be included in the areas zoned for development at such time as all services are extended to them.

The residential lots along Strickler Road currently zoned Agriculture should be designated as residential land on the future land use map.

The land area bounded by Esbenshade Road, Huber Drive, and PA Route 283 should be designated for industrial use as this appears to be the type of development occurring on these lands and for which it is best suited due to the limited nature of roadway access.

Interest has been expressed in designating the industrial lands bounded by Salunga Road, South Esbenshade Road, and PA Route 230 for commercial use. This parcel has limited access and is likely that commercial uses will have impacts upon the surrounding road network. Prior to designating this area for commercial development, the landowner should provide an analysis of the proposed commercial designation.

Provide a analysis showing the need for more commercial land in Rapho Township. Currently, Rapho Township has 211 acres zoned for Highway Commercial use, 100 acres zoned for Interchange Commercial use, 93 acres zoned for Commercial Recreation, and 1.7 acres zoned for Neighborhood Commercial.

Provide a traffic analysis based upon the highest traffic generators allowed in the proposed commercial district. What are the impacts upon the surrounding roadway impacts? Can they be mitigated? How would commercial development of this parcel affect access and function of roadways for the other land in the Triangle? The traffic analysis should be conducted by a qualified traffic engineer.

Conduct an analysis of the impact the proposed uses would have on patronage of nearby commercial uses in Mount Joy Borough.

Site design considerations.

District regulations will be amended to require all new development to utilize public sewer and water.

Appropriate pedestrian access shall be provided throughout the Triangle. Connections between residential and non-residential uses shall be provided by developers. Pedestrian access, including non-motorized vehicles, between the Triangle and Mount Joy Borough is a high priority.

Rapho Township officials will continue to work with developers toward high quality development with an appropriate mix of uses for the Development Triangle.

Designate a Turnpike Interchange Growth Area on the future land use map

Determine where a community sewer system can be provided and include only those lands that can be serviced in the growth area.

Consider the potential of provision of a community water system to the growth area.

Include only those properties having property frontage along PA Route 72.

Develop the appropriate zoning ordinance district regulations

The zoning district regulations for the Turnpike Interchange Growth Area, including the staged growth area of the future land use map, should be developed specifically for this area to ensure compatibility with this strategy.

Permit industrial uses and limited commercial uses.

All new uses must be provided with service by a community sewer system.

Require access management techniques to be implemented as part of the development approval process.

Encourage comprehensive site design and discourage strip development.

Require landscaping, buffering, and appropriate signage to enhance the area as the gateway to Rapho and the larger region.

Include in the commercial zoning district only those parcels between Mountain Road and the Turnpike that are currently developed as commercial uses.

Establish a process for the creation of Agendas for the Manheim Central Region Joint Planning Commission Meetings, which would include a review of Regional issues and the drafting of policy statements or objectives for consideration by the municipalities and school district.

The Planning Commissions should meet as a joint body to discuss the creation of quarterly meeting schedule and a process by which items would be suggested or placed on the agenda.

The regional joint planning commission meeting may provide opportunities for the group to dissect regional planning issues.

The joint body should also consider using this platform as an opportunity to provide educational benefits to the members.

The Comprehensive Plan of 1993 suggested that each municipality appoint local officials (one or several) to serve on a Regional Implementation/Coordination Committee, to oversee progress and direction on issues related to the Comprehensive Plan. In January 1995 the Borough initiated the establishment of quarterly Manheim Central Region Joint Planning Commission Meetings. This Strategic Update recommends that the governing bodies should recognize that former initiative and that the Joint Planning Commission should be charged with the task of monitoring implementation of the Manheim Central Region Comprehensive Plan of 1993 and the Strategic Update Report of 2000.

Request that the joint planning commission make monitoring of the Plan an ongoing responsibility.

Request that the joint planning commission make suggestions for modifications and improvements to the Plan as they see the need whether the proposed modification affects one or all of the parties within the region.

Suggest that the joint planning commission takes advantage of Lancaster County staff, as they deem necessary, to deal with issues wherein the County may be an affected party or when the County’s expertise may be a benefit to the region.

Request that the joint planning commission provide at least an annual report to the governing bodies and school district.

Request that the joint planning commission monitor land development and subdivision proposals outside the Urban Growth and Village Growth Boundaries.

Develop other opportunities for regional cooperation and planning initiatives.

The joint planning commission should offer assistance and guidance to other regional groups such as, but not limited to:

Manheim Central Park and Recreation Commission

Manheim Area Economic Development Corporation

Manheim Central School District

Chickies Creek Watershed Alliance

Pa 72 Corridor Study Task Force

Develop an Agriculture Task Force to initiate a community-based dialogue on sustaining agriculture.

Include a core group of community organizers representing diverse interests: farmers, food and agriculture businesses, governments and public entities/institutions, economic developers, organizations with a commitment to working together, and technical experts.

Focus on establishing the framework for an effective community dialogue. An initial activity is the selection of a trained facilitator to assist the task force. The facilitator would be knowledgeable on agriculture issues (economic, ecological and social), partnership development and strategic planning (check with cooperative extension service and USDA field staff for resources and models from other areas).

Hold a task force workshop on how to organize a community-based dialogue on agricultural issues.

Develop a list of key stakeholders, both individuals and organizations.

Determine the strengths and weaknesses of current lines of communication: first, focusing on communication between agriculture commodity sectors and second, focusing on communication between the agriculture community and the broader local and regional community. Understand both the formal and informal channels for communication. Determine if there are existing barriers (levels of distrust) in these lines of communication and determine ways of resolving and/or dealing with these barriers before the dialogue begins (e.g., Are special techniques needed to obtain input from the Amish community?).

Learn about specific agriculture development ideas.  Check the Internet.

Prepare a list of targets for the community activities: organization-development, strategy-development, and education -development. A holistic approach is utilized to incorporate targets for farm profitability, environmental stewardship and quality of life for farm families and rural communities.

Begin the dialogue with a community event to inaugurate the program, begin to build community capacity and excitement, and integrate education and participation opportunities.

Meet the following goals:

To develop an organizational structure(s) for an on-going community dialogue on agriculture and to manage the strategic planning process and implementation of strategies. A variety of choices may emerge including an agriculture sub-branch of the Manheim Area Economic Development Corporation; a new organizational entity, such as a agriculture development corporation; or a series of partnerships or collaborations among existing organizations and/or public agencies.

To develop a plan for the region as a part of the region’s comprehensive plan but more importantly to develop strategies and action plans to sustain the economic-viability, environmental stewardship, and quality of life. The key participants in this plan should be the existing agricultural support organizations within the region.

To develop an educational program to educate the entire community regarding the region’s agriculture heritage and impact, sustaining the agriculture industry and way of life, connection to national (Livable Communities) and state (Growing Greener) agriculture initiatives and supporting legislation.

The policy for industrial redevelopment is to give the redevelopment and revitalization of the Raymark/Universal Friction Composition site the highest priority in the region. The policy redesignates the site to a "planned industrial area" and establishes a list of uses for the site. The policy supports the designation of the area as a Keystone Opportunity Site and recognizes the need for infrastructure improvements to the area, the key improvement being the completion of a Manheim Relief Route. The policy supports the economic development activities of the MAEDC in developing strategies for the promotion, marketing and financing improvements to the designated Keystone Opportunity Site.

The major continuing use within the Keystone Opportunity Zone/Raymark Site is automobile reconditioning. The Borough realizes that future site development will need to provide an interim cash flow while improvements and site cleanup are pursued. Therefore, the continuation of these facilities shall be protected as nonconforming uses. The Borough’s current zoning regulations permit expansion of nonconforming uses via the special exception process. Those seeking approval for such an expansion should be advised that the establishment of a centralized auto reconditioning center, under a single point of contact, would be greatly preferred over individual shops. Under this concept individual operations could continue. However, the overall site management would be directed to a single point of contact. This initiative is suggested to provide the Borough, utilities, emergency service providers and other agencies with a method by which resolutions to operational deficiencies can be expedited, versus dealing with each and every individual shop operator to trace the source or responsibility for a problem. The perceived need for a single point of contact is directly related to the shared infrastructure, which is present on the premises. (i.e. multiple shops tied into the same sanitary sewer lateral wherein an improper discharge is discovered at a down-stream manhole; or shared water service with a loss of pressure due to an underground leak.)"

Understand the history of the former Raymark/Universal Friction Composites (UFC) site, outlined below:

The site is divided into two areas: the upper mill area (north of East Stiegel Street and east of South Oak Street) and the lower mill area(south of East Stiegel Street and west of South Oak Street).

UFC has leased much of the underutilized space within the upper mill portion. The majority of the lease-holds are automobile reconditioning shops and automobile parking compounds.

UFC has shut down the lower mill portion due to deteriorating infrastructure and extreme maintenance costs. The property is suspected of containing areas of industrial-related contamination, which may qualify the site for cleanup under PA Act 2.

Raymark filed for bankruptcy in 1998, impacting the reuse of the site and liquidation of the property and assets.

Through the cooperative efforts of Manheim Borough, Penn Township, Manheim Central School District and the county of Lancaster, the Raymark property has been designated a Pennsylvania Keystone Opportunity Zone site. This permits a waiver of taxes on the property for a period of twelve years beginning on the date of designation (1 January 1999).

Create a new "Planned Industrial" area in the Borough and designate the following areas for this use.

Designate the twenty-seven acre tract of land located on the east side of South Oak Street south of Hostetter Road from R-1 Residential to a new "Planned Industrial Area." Base the rezoning on the justification that the use of the site for large single-family lots or cluster development is unlikely given the proximity to adjacent industrial activity.

Designate the lower mill portion of the Raymark property to the new "Planned Industrial Area," to provide a contiguous, manageable area for the new concept.

Designate the following portions of the remaining Raymark property to be part of the new "Planned Industrial Area."

Those parcels which lie southeast of the Chickies Creek and north of East Stiegel Street.

Those parcels which lie east of South Oak Street and north of the main Norfolk Southern rail line, and,

The triangular parcel which formerly supported coal bins associated with Hollinger Mill and lies to the east of South Oak Street, north of East Stiegel Street south of Chickies Creek and west of the rail line which serves Ferrellgas.

Determine the range of uses to be allowed in the "Planned Industrial Area".

Consider limited light industrial uses and other uses which would act as a buffer between industrial properties and adjacent residential and agriculture properties in Penn Township.

Promote conversion of large underutilized structures or vacant space for small start-up industries, such as the conversion into incubator facilities.

Provide for the adaptive reuse of existing industrial structures into multi-family residential facilities; however, place conditions for these conversions including but not limited to performance standards for impervious surface and open space, stormwater and floodplain management, and other environmental issues associated with the former use.

Prohibit the introduction of large-scale or heavy industry that would generate additional heavy truck traffic, which have difficulty accessing these areas.

Prohibit automobile storage compounds in the area.

Address access issues to the "Planned Industrial Area".

Highlight the need for the Manheim Relief Route in order to help resolve existing poor accessibility to the area and improve the Region’s economy.

Target infrastructure funding for the area located in the Keystone Opportunity Zone.

Develop economic development strategies for promoting, marketing, and financing improvements for the existing industrial areas (see the Manheim Area Economic Development Plan and Implementation Strategy).

Provide a specific plan for the proposed "Planned Industrial Area" (former Raymark site), including elements that were described previously in this strategy.

Provide a specific plan for centralizing a "automobile reconditioning (recon) center" in the Borough’s industrial zone. Consider the following concept recommendations:

Replace the existing individual entrepreneur system with a system designed and operated much as mini-warehouse complex with an on-site management system and manager for the supervision and control of waste disposal (e.g., bulk treatment or collection of grease laden wastewater). The advantage will be the decrease of waste treatment expense for local shop owners and the ultimate improved appearance and maintenance in area’s of the Borough which currently house these activities.

Give high priority to environmental compliance on these operations and an standardized, routine inspection and environmental compliance approach on all existing operations.

Determine what assistance and resources may be available within the municipalities or school district that could be shared with MAEDC in their efforts to address economic development issues.

Work with MAEDC to develop such resources as may be beneficial to developers who may desire to be a part of the economic fiber of the Manheim Central Region.

Economic development as a regional objective needs to keep in mind that a facility located in one particular area may need to draw support or other services from adjacent areas, thus benefiting the multiple portions of the region. It is also important to note that economic benefits often extend beyond territorial or regional boundaries.

Some of the regional objectives stated in the Manheim Central Regional Comprehensive Plan of 1993 are still valid and are restated here to assist the developer.

Some of the economic issues still need to be determined. One way to uncover those answers is to query the industrial and business community so that we can plan for their needs and so that we can best determine what trends may exist.

Uncover the answers to specific questions for the Manheim Central Region:

What are the primary business sectors? (e.g., auto-related, agriculture-related)

What are these sectors primary and secondary (spin-off businesses) contributions to the economy and demands on the labor force (education / training / housing)?

What is the distribution (location) of each of these sectors in the region, both primary and secondary activities?

What growth or loss has each sector experienced over the last decade and what is the projection over the next?

Is the region’s economic market diverse and is it healthy?

What measures are needed to either improve or enhance the region’s economy?

Consider conducting a business survey to help understand the existing conditions and attitudes of business, to introduce the MAEDC and to uncover potential partners or collaborators.

MAEDC should consider the following when developing its immediate and short-term agenda based on the Comprehensive Plan (including this update):

Reuse existing underutilized or contaminated industrial land in Manheim Borough before vacant industrial lands in the Township. The Raymark site is the first target. The MAEDC and the Manheim Central School District have made application for the designation as a Keystone Opportunity Zone.

Develop an auto-related business incubator or industrial site to relocate / concentrate these businesses in one area of the region, to improve economic contributions and control environmental impacts.

Advance infill development within the region’s Downtown (Manheim Main and High Streets), concentrating on 21^st Century business development (e-trade / global connectivity), streetscape enhancements, and affordable housing.

Participate in the Manheim Relief Route Development Project and continue to play a lead role in advancing the project through the 10-step process.

Assume a role in the agriculture preservation and agriculture industry promotion dialogue.

Encourage diversity in the economic base.

Develop partnerships with national, state and local private and public sector organizations, financial institutions, agencies, foundations and businesses for the development of innovative marketing, financing and programming.

Advance adaptive reuse concepts within the region’s Downtown (Manheim: N & S Main Street and Market Square), concentrating on initiatives that would result in the preservation of historic resources. These adaptive reuse initiatives should include streetscape enhancements and conversion of the second floors into affordable housing opportunities.

Develop a community-based study group, either as part of a process under the auspices of the MAEDC or a special process comprised of downtown interests.

Delineate the area of the Borough to be considered in the downtown.

Retain the services of a professional consultant or consultant team which includes the following specific areas of expertise.

Community assessments, assessing the full range of aesthetic, economic, organizational and land use needs of main street / downtown communities and strategy development to meet these needs.

Community capacity development and quality of life enhancement.

Community-based strategic planning techniques.

Historic preservation / heritage tourism.

Streetscape and architectural design.

Organizational dynamics and financial planning.

This holistic approach is needed to ensure one focus (e.g., economic development, historic preservation) does not dominate when a comprehensive focus is needed.

Work with the technical team or consultant to develop a process (an intensive, three- or four-day workshop setting is recommended) for accomplishing the following:

Develop a detailed inventory and description of land use, heritage and cultural resources, existing visual amenities, and civic capacity.

Conduct key person interviews or focus group exercises to determine existing assets and issues (strengths, weaknesses, opportunities).

Complete a needs assessment.

Develop specific strategies to address the needs.

Consider next steps for implementation, including financing and organizational structure, marketing, and promotion.

Based on the above, determine if Manheim Borough is suited for designation as a Main Street community.

Utilize a community-based process to begin strategy development with the community and to build excitement to set the pace and standards for implementation.

Designate the local ‘lead’ agency for the planning process to be the Manheim Central Recreation Commission with administration and management of the project by the Commission’s Executive Director.

Apply for funding from the Department of Conservation and Natural Resources’ Bureau of Recreation and Conservation’s Keystone Recreation, Park and Conservation Fund "Community Grant Program" for the preparation of the Manheim Central Regional Comprehensive Parks, Recreation and Open Space and Heritage Area Management Plan.

Utilize a "community-based," strategic planning process (a process which is deeply rooted with input from the community). This process begins with the Manheim Central Recreation Commission but also includes a diverse representation of other interests in the community, both recreation service providers and users.

Obtain the services of a qualified consultant or team of consultants including ‘certified leisure professional’ (CPL), registered landscape architect (RLA) and certified planner (AICP) to help facilitate the planning process; provide technical assistance, analysis and design; and assist the community with plan preparation.

Follow the DCNR guidelines for developing the grant application and the request for proposals. Coordinate with DCNR to ensure the request for proposal is inclusive. The current Manheim Central Regional Comprehensive Plan provides a valuable beginning point for the Recreation Plan. A first step in the planning process should be to glean appropriate information from this document. The DCNR guidelines require the following planning elements.

Plan purpose and goals.

Background inventory.

Agency mission statement.

Public participation.

Administration.

Agency personnel.

Facility and open space inventory and analysis.

Facilities and equipment maintenance.

Recreation programs.

Financing.

Recommendations.

Implementation and executive summary.

Include the following special elements which relate to the Region’s interests:

Reinvestigation of recommendations developed in the 1993 Regional Comprehensive Plan. Determine if these recommendations are feasible and add technical precision and details for strategy and action plan development.

Need for additional recreation facilities for Township residents.

Need for recreation programming to address the recreation needs of seniors, youth and families.

Need for an evaluation of the health, environmental, and accessibility issues associated with all park and recreation facilities.

Need for additional heritage events either traditional or interpretative, as defined by the Lancaster County Heritage Program, such as the Manheim Community Farm Show.

Need for cultural programming and community events

Determine need and support for a community recreation/social service center

Survey community residents and conduct key person interviews with leaders from the basic institutional areas in the community

Determine type and size of indoor facilities needed to serve the recreation interests of the community

Identify potential partnerships and services for the community center (i.e., Manheim Central Recreation Commission, Manheim Central School District, Community Action Program, Manheim Public Library, senior centers, etc.)

Identify potential location(s)

Identify public and private sources of funding

Development of a heritage and scenic resources inventory. The Lancaster County Heritage Program has already identified resources/lodging/dining within the Region based on established authenticity criteria and guidelines (i.e., Fasig House, Manheim Country Store Antiques and Museum, Manheim Railroad Station, and Mount Hope Mansion and Inn, Spahr’s Century Farm B&B, The Cat’s Meow). Continue to apply evaluation criteria to determine if other resources in the region warrant inclusion in the program.

Delineation of a regional greenways system adjacent to Chickies Creek, including the abandoned rail line north of Doe Run Road, providing a connection from Lancaster Junction to White Oak Dam, incorporating Manheim Memorial Park and the delineation of other corridors deemed appropriate for recreation and well being of the region for the following purposes:

To connect residential neighborhoods and the Borough center to activity and natural, scenic or heritage areas (see the Lancaster County Heritage Tourism Program).

To protect sensitive resources from development such as steep slopes and streams (reduces siltation).

To tie the greenways into the theme of historic/cultural preservation particularly in the Townships.

The greenways system may be part of a multi-regional initiative between other regions which are doing similar activities for the creation of a continuous corridor within the County (e.g., Lititz-Warwick Region rail-trail corridor and other corridors identified through their Recreational Plan project). Give consideration to the following features:

Establish criteria for the location of points of access.

Integrate public gathering places along the trail at appropriate locations within the urban growth area (e.g., bicycle shops, coffee shops, ice-cream shops)

Develop community management strategies such as "adopt a trail program," which builds on the assets of the community include willingness to volunteer and civic pride.

Identify appropriate partners (e.g., conservancies, businesses, and community organizations) or the development of a local agency for organization structure and financial planning.

Integrate the greenway and trail system as part of the regional park system and open space developments.

Develop a meaningful "dedication of recreation area or fee-in-lieu of dedication" program in accordance with the PA Municipalities Planning Code requirements.

Utilize the level-of-service guidelines for system planning, where possible, from the National Recreation and Park Association’s Park, Recreation, Open Space and Greenway Guidelines, (December, 1995).

Develop a special subdivision and land development process to identify the presence or absence of primary or secondary conservation areas at the time of subdivision or land development.

Define primary conservation areas as areas which can not be developed due to environmental regulations and/or constraints, including the following features:

Creeks/streams

100 year floodplains

Wetlands

Steep slopes (>25%)

Soils subject to slumping,

Areas of known sinkholes

Cultural resources listed on the National Register

Define secondary conservation areas as areas, which include the following features:

Existing or required footage for the development of a 35 feet (measured from the top of the watercourse) riparian or forested buffers along streams, creeks, and wetlands

Mature woodlands, particularly large blocks and continuous corridors and wildlife habitats

Well head and aquifer recharge areas, particularly the primary zones of influence

Scenic viewsheds

Other heritage features

Greenways identified in the Region’s Comprehensive Recreation Plan (see strategy)

Prohibit development on primary conservation areas.

Restrict development on secondary conservation areas, where possible.

Incorporate identified greenways to create a regional greenways system.

Utilize the recommended four-step process for the subdivision and/or development of tracts containing primary or secondary conservation areas.

Identify potential conservation areas on the parcel plat. This step enables both the developer and the municipality to designate the conservation areas of the parcel.

Locate development a respectful distance from the conservation area. Respectful means far enough from the resource that the development will not negatively impact the resource (e.g., runoff from impervious surface, stormwater drainage, loss of vegetation, etc.)

Align streets and trails to connect developing areas and minimize impact on open spaces.

Set lot lines, design other amenities and utility corridors.

Develop specific zoning regulations (overlay district) for parcels affected by the conservation corridors:

Allow the underlying density for the zone to be maintained; however, provide flexibility so the density may be accommodated on smaller lots.

Determine a reasonable ratio between lot size and open space, whereby the minimum lot size decreases as the maximum open space increases.

Provide a variety of options for the ownership and maintenance of open space including but not limited: privately held conservation easements, local and county conservancy arrangements, homeowners association or municipal ownership (e.g., greenways or trail system).

Utilize best management practices for the protection of the conservation areas (e.g., establishment of riparian buffer and easement regulations as part of a Storm Water Management Ordinance under Best Management Practices).

Provide for developers of other areas, not affected by the primary and secondary conservation areas but with the desire to integrate open space into the development, to utilize the same subdivision and land development process and zoning provisions by right.

Implement the process through consistent changes to the county subdivision and land development and zoning ordinances. Consider the adoption of local subdivision and land development regulations to help manage this process.

Base the integrated transportation management approach on high priority regional issues. These issues include:

Advance the Manheim Relief Route through the 10-step project development process.

Recognize that the PA Route 501/72 Transportation and Land Use Corridor Study determined that an eastern route for a bypass was most feasible. If possible, portions of this corridor should be reserved now to avoid future conflicts between the bypass and development.

Identify and designate rural commerce roadway networks (routes utilized routinely by farmers for moving equipment and goods and services).

Identify and improve new and existing collector roadways in the region that may help to provide routing alternatives to local and through traffic that would otherwise only travel through the Borough.

Systematically prioritize, schedule, and fund the improvement of deficiencies on the current local network, focusing on community safety and business-sector access.

Explore opportunities to increase mobility to the area and support economic development initiatives through the (re)introduction of additional modes of transportation (rail and transit) and the coordination of these modes with existing modes through intermodal connections (pedestrian trail development is given consideration in the Regional Comprehensive Recreation Plan Strategy).

Commit to a long-term (greater than three years) sustained, collaborative effort with other municipalities/regions, businesses (MAEDC), PADOT and County officials and State legislators to advance the Manheim Relief Route Project Development Process.

Establish a formal organizational structure to work with PADOT.

Become educated regarding the Pennsylvania Department of Transportation (PADOT) 10-Step Project Development Process. Understand the critical points in the process for sharing local information, ensuring local priorities are being met, supporting appropriate alternatives, and addressing mitigation measures to protect the local community. The steps in the process are in appendix 4.

Help the project team to crystallize the need for the project.

Utilize the "PA Route 501/ PA Route 72 Transportation and Land Use Corridor Study". It is the expectation of the Region that this report will serve an extremely valuable purpose in the completion of the first three steps of the newly initiated process.

Be prepared to provide updated information to the project team to provide a current picture of existing needs and conditions. The Borough recently has expressed succinctly several of the needs for the relief route project: to take pressure off of bridges which are nearly at their design and life limits, to relieve intersections which can not safely handle trucks, to improve pedestrian safety and to provide access for industrial and economic growth. Both quantitative and qualitative data will be required to demonstrate the need.

Ensure that alternatives consider high priorities of the region:

Minimize impact on productive farmland. Productive farmland and water resources are the most valuable resources in the region. The alignment should be developed as close to the urban growth boundary as possible and away from large areas of contiguous productive farmland.

Provide highway access only within the urban growth boundary and then only to advance economic development initiatives (e.g. support industrial development and redevelopment sites and provide effective links between primary and ancillary businesses).

Prevent direct or secondary access (traffic generation) to roadways that are designated as rural commerce roadways.

Buffer residential neighborhoods, recreation facilities and public institutions.

Include improvement of the connecting north and south links of existing Route 72 as outlined in the PA Route 501/PA Route 72 Study. All improvements will be needed for the system to function effectively.

Explore opportunities to increase mobility through the expansion of rail freight services and commuter transit service.

Work with the MAEDC and Norfolk & Southern to determine the economic advantage of increasing rail service on existing underutilized rail lines to industrial redevelopment and development sites. If the service expands reexamine the region’s zoning map and urban growth boundaries to determine if the region is taking full advantage of the economic impact of the rail system; however, do not sacrifice farmland unless it is marginal or already threatened by urban development.

Work with the Red Rose Transit Authority to determine the need for additional transit service to the area. High priority areas now and in the future include Manheim Borough and the Rapho Development Triangle (future).

Determine where interregional links are needed to provide transfers from the home to place of work or other activity centers.

Determine high-priority locations based on transit demand.

Determine the most appropriate modes of transit to meet the service demand in the area (e.g., bus-routes for trips outside the region, shuttle vans or mini-bus for interregional trips, ride-on-demand programs, car- or van-pools).

Provide local incentives to employers for voluntary trip-reduction programs (e.g., reduced parking requirements based on the implementation of an effective program).

Explore opportunities for making connections between different modes of transportation (intermodal connections). Target industrial and employment centers.