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East Manchester Township
City Zoning Code

ARTICLE III

District Regulations

§ 255-9 (CO) Conservation District.

[Amended 11-10-2009 by Ord. No. 2009-3; 12-10-2019 by Ord. No. 2019-3; 4-9-2024 by Ord. No. 2024-2]
A. 
Specific intent. In addition to the objectives established in Article I herein, it is the specific intent of these regulations to establish a Conservation District which will:
(1) 
Preserve environmentally sensitive areas and encourage the retention and proper use of such land.
(2) 
Limit the use of land and activities to those uses and activities which are related to conservation activity and open space.
(3) 
Prevent the intrusion of development into environmentally sensitive areas.
B. 
Permitted uses. In a Conservation District only the following uses and activities, limited to one per lot, shall be permitted as uses by right:
(1) 
Single-family dwellings, limited to one such use and one principal building or structure per lot.
(2) 
No-impact home-based business. (See § 255-51.)
(3) 
Collocated wireless communications facilities.
(4) 
Small wireless communications facilities.
C. 
Uses by special exception. The following uses and activities may be permitted by special exception upon approval of the Zoning Hearing Board, limited to one such use and one principal building structure except for Subsection C(1), (2) and (5):
(1) 
Public buildings and uses.
(2) 
Agricultural operations.
(3) 
Home occupation. (See § 255-37.)
(4) 
Tower-based wireless communications facilities. (See § 255-54.)
(5) 
Membership clubs and camps. (See § 255-26.)
(6) 
Public utility facilities.
(7) 
Short-term rentals. (See Chapter 165.)
D. 
Lot area and bulk regulations.
Minimum
Minimum Setbacks
Use
Area
(acres)
Width
(feet)
Front
(feet)
Side
(feet)
Rear
(feet)
Maximum Cover
(%)
Maximum Height
(feet)
Single-family dwelling
5
150
50
30
40
20
35
All other permitted uses except those regulated elsewhere herein
5
300
50
30
40
20
35
E. 
Limitations with respect to dwelling units. Dwelling units in the Conservation District shall be subject to the following limitations:
(1) 
There shall be permitted on each tract of land the following number of dwelling units:
Gross Area of Property
(as of 1-1-2006)
(acres)
Total Number of Dwelling Units Permitted
(including those existing)
0 to 1
1
Greater than 1 to 10
1
Over 10
2, plus one per additional 10 acres
(2) 
For purposes of calculating tract size, any portion of the tract located in any other district shall not apply and shall be regulated according to applicable regulations for such other district.
(3) 
A property owner submitting a subdivision plan will be required to specify on his plans which lot or lots shall carry with them the right to erect or place any unused quota of dwelling units his tract may have. The property owner shall be required to assign to each lot the right to erect or place at least one dwelling unit unless the lot is being permanently merged with another parcel which has either an existing dwelling or the right to erect or place at least one dwelling.
(4) 
Each dwelling unit shall be located on an individual lot.

§ 255-10 (A) Agricultural District.

[Amended 11-10-2009 by Ord. No. 2009-3; 12-9-2014 by Ord. No. 2014-6; 12-10-2019 by Ord. No. 2019-3; 4-9-2024 by Ord. No. 2024-2]
A. 
Specific intent. In addition to the objectives established in Article I herein, it is the specific intent of these regulations to establish an Agricultural District which will:
(1) 
Preserve areas of prime agricultural capability and encourage the retention and proper use of such land.
(2) 
Limit the use of land and activities to those uses and activities which are related to agricultural activity.
(3) 
Prevent the intrusion of intensive development into prime agricultural areas.
B. 
Permitted uses. The following uses and activities shall be permitted by right in the (A) Agricultural District limited to one such use and one principal building or structure per lot except for Subsection B(4) and (5):
(1) 
Single-family dwellings.
(2) 
Public buildings and uses.
(3) 
Livestock auction.
(4) 
Agricultural operations.
(5) 
Kennel or stable.
(6) 
No-impact home-based business. (See § 255-51.)
(7) 
Collocated wireless communications facilities.
(8) 
Small wireless communications facilities.
C. 
Uses by special exception. The following uses and activities shall be permitted by special exception upon approval of the Zoning Hearing Board, limited to one such use and one principal building or structure per lot except for Subsection C(3), (4), (6), (7), (10), (15) and (19):
(1) 
Places of worship. (See § 255-22.)
(2) 
Cemeteries. (See § 255-23.)
(3) 
Educational institutions. (See § 255-24.)
(4) 
Health and welfare institutions. (See § 255-25.)
(5) 
Membership clubs; membership and commercial camps; and resorts. (See § 255-26.)
(6) 
Trailer camps. (See § 255-30.)
(7) 
Resources removal. (See § 255-31.)
(8) 
Airports and landing strips. (See § 255-32.)
(9) 
Auction house for household and other goods. (See § 255-35.)
(10) 
Farm equipment sales and service.
(11) 
Lawn and garden equipment and supplies sales and service.
(12) 
Bed-and-breakfast inn. (See § 255-36.)
(13) 
Wind energy conversion systems. (See § 255-39.)
(14) 
Commercial pools. (See § 255-47.)
(15) 
Junkyards.
(16) 
Home occupation. (See § 255-37.)
(17) 
Tower-based wireless communications facilities. (See § 255-54.)
(18) 
Public utility facilities.
(19) 
Group home. (See § 255-56.)
(20) 
Short-term rentals. (See Chapter 165.)
D. 
Lot area and bulk regulations:
Minimum
Minimum Setbacks
Use
Area
(acres)
Width
(feet)
Front
(feet)
Side
(feet)
Rear
(feet)
Maximum Cover
(%)
Maximum Height
(feet)
Single-family dwelling and group home
2
200
50
30
30
20
35
With public water and public sewer
1
150
50
30
30
20
35
Public buildings and uses
1
150
50
30
30
20
35
All other permitted uses except those regulated elsewhere herein
5
300
50
30
30
20
55
E. 
Limitations with respect to dwelling units. Dwelling units in the Agricultural District shall be subject to the following limitations:
(1) 
There shall be permitted on each tract of land the following number of dwelling units:
Gross Area of Property
(as of 1-1-2006)
(acres)
Total Number of Dwelling Units Permitted
(including those existing)
0 to 1
1
More than 1 to 10
1
Over 10
2, plus one per additional 10 acres
(2) 
For purposes of calculating tract size, any portion of the tract located in any other district shall not apply and shall be regulated according to applicable regulations for such other district.
(3) 
A property owner submitting a subdivision plan will be required to specify on his plans which lot or lots shall carry with them the right to erect or place any unused quota of dwelling units his tract may have. The property owner shall be required to assign to each lot the right to erect or place at least one dwelling unit unless the lot is being permanently merged with another parcel which has either an existing dwelling or the right to erect or place at least one dwelling.
(4) 
Each dwelling unit shall be located on an individual lot.

§ 255-11 (R-1) Low Density Residential District.

[Amended 11-13-2007 by Ord. No. 2007-5; 12-11-2007 by Ord. No. 2007-6; 12-9-2014 by Ord. No. 2014-6; 4-9-2024 by Ord. No. 2024-2]
A. 
Specific intent. In addition to the objectives established in Article I herein, it is the specific intent of these regulations to establish districts which will:
(1) 
Encourage the retention of existing agricultural uses.
(2) 
Provide areas for low-density residential uses in locations where on-lot utilities may be feasible or centralized utilities may be available.
(3) 
Retain the rural characteristics of the area to the extent possible.
B. 
Permitted uses. In an (R-1) Low Density Residential District only the following uses and activities, limited to one such use and one principal building or structure per lot except for Subsection B(3), shall be permitted as uses by right:
(1) 
Single-family dwellings.
(2) 
Public buildings and uses.
(3) 
Agricultural operations.
(4) 
No-impact home-based business. (See § 255-51.)
(5) 
Collocated wireless communications facilities.
(6) 
Small wireless communications facilities.
C. 
Uses by special exception. The following uses and activities may be permitted by special exception upon approval of the Zoning Hearing Board, limited to one such use and one principal building or structure per lot except for Subsection C(3), (4), (6), (7), (11) and (13):
(1) 
Places of worship. (See § 255-22.)
(2) 
Cemeteries. (See § 255-23.)
(3) 
Educational institutions. (See § 255-24.)
(4) 
Health and welfare institutions for medical care. (See § 255-25.)
(5) 
Membership clubs; membership and commercial camps; and resorts. (See § 255-26.)
(6) 
Trailer camps. (See § 255-30.)
(7) 
Resources removal. (See § 255-31.)
(8) 
Auction house for household and other goods. (See § 255-35.)
(9) 
Wind energy conversion systems. (See § 255-39.)
(10) 
Kennel.
(11) 
Commercial pools. (See § 255-47.)
(12) 
Home occupation. (See § 255-37.)
(13) 
Public utility facilities.
(14) 
Family child-care home, as accessory use.
(15) 
Group child-care home, as accessory use.
D. 
Lot area and bulk regulations:
Minimum
Minimum Setbacks
Use
Area
Width
(feet)
Front
(feet)
Side
(feet)
Rear
(feet)
Maximum Cover
(%)
Maximum Height
(feet)
Single-family dwelling
2 acres
200
35
20
30
20
35
With water or sewer
1 acre
150
35
20
30
30
35
With water and sewer
20,000 square feet
100
35
15
30
30
35
All other permitted uses except those regulated elsewhere herein
5 acres
300
35
30
40
20
35

§ 255-12 (R-2) Medium Density Residential District.

[Amended 11-13-2007 by Ord. No. 2007-5; 12-9-2014 by Ord. No. 2014-6; 4-9-2024 by Ord. No. 2024-2]
A. 
Specific intent. In addition to the objectives established in Article I herein, it is the specific intent of these regulations to establish districts which will:
(1) 
Encourage medium-density residential development in areas where centralized utilities are generally available.
(2) 
Encourage planned and serviced residential subdivisions.
(3) 
Provide residential environments which can create good living qualities and which will be in harmony with existing development and least detrimental to natural features and resources.
B. 
Permitted uses. In an (R-2) Medium Density Residential District only the following uses and activities, limited to one such use and one principal building or structure per lot except for Subsection B(4), shall be permitted as uses by right:
(1) 
Single-family dwellings.
(2) 
Duplex dwellings. (See § 255-27.)
(3) 
Boarding or lodging house.
(4) 
Agricultural operations.
(5) 
Group home. (See § 255-56.)
(6) 
No-impact home-based business. (See § 255-51.)
(7) 
Public buildings and uses.
(8) 
Collocated wireless communications facilities.
(9) 
Small wireless communications facilities.
C. 
Uses by special exception. The following uses and activities may be permitted by special exception upon approval of the Zoning Hearing Board, limited to one such use and one principal building or structure per lot except for Subsection C(3), (4), (6), (8) and (9):
(1) 
Places of worship. (See § 255-22.)
(2) 
Cemeteries. (See § 255-23.)
(3) 
Educational institutions. (See § 255-24.)
(4) 
Health and welfare institutions for medical care. (See § 255-25.)
(5) 
Membership clubs; membership and commercial camps; and resorts. (See § 255-26.)
(6) 
Bed-and-breakfast inn. (See § 255-36.)
(7) 
Wind energy conversion systems. (See § 255-39.)
(8) 
Residential conversion. (See § 255-33.)
(9) 
Mobile home parks. (See § 255-29.)
(10) 
Commercial pools, as defined in § 255-47.
(11) 
Home occupation. (See § 255-37.)
(12) 
Public utility facilities.
(13) 
Family child-care home, as accessory use.
(14) 
Group child-care home, as accessory use.
D. 
Lot area and bulk regulations:
Minimum
Minimum Setbacks
Use
Area
Width
(feet)
Front
(feet)
Side
(feet)
Rear
(feet)
Maximum Cover
(%)
Maximum Height
(feet)
Single-family dwelling
1 acre
150
25
20
25
20
35
With water and sewer
15,000 square feet
100
25
10
25
35
35
Duplex dwelling
45,000 square feet
200
25
20
25
20
35
With water and sewer
20,000 square feet
100
25
10
25
35
35
Boarding or lodging house
45,000 square feet
200
25
20
25
20
35
With water and sewer
20,000 square feet
100
25
10
25
35
35
Agricultural operations
5 acres
300
N/A
N/A
N/A
20
N/A
Buildings associated with agricultural uses
N/A
N/A
25
20
25
N/A
35
All other permitted uses except those regulated elsewhere herein
45,000 square feet
200
25
20
25
20
35

§ 255-13 (R-3) High Density Residential District.

[Amended 11-13-2007 by Ord. No. 2007-5; 4-9-2024 by Ord. No. 2024-2]
A. 
Specific intent. In addition to the objectives established in Article I herein, it is the specific intent of these regulations to establish districts which will:
(1) 
Encourage high-density residential development in areas where centralized utilities exist or are to be provided in conjunction with the proposed use.
(2) 
Encourage planned and serviced residential subdivisions.
(3) 
Provide residential environments which can create good living qualities and which will be in harmony with existing development and least detrimental to natural features and resources.
B. 
Permitted uses. In an (R-3) High Density Residential District only the following uses and activities, limited to one such use and one principal building or structure per lot except for Subsection B(3), (4) and (6), shall be permitted as uses by right:
(1) 
Single-family dwellings.
(2) 
Duplex dwellings. (See § 255-27.)
(3) 
Multiple dwelling structures. (See § 255-34.)
(4) 
Group home. (See § 255-56.)
(5) 
No-impact home-based business. (See § 255-51.)
(6) 
Condominiums. (See § 255-34.)
(7) 
Collocated wireless communications facilities.
(8) 
Small wireless communications facilities.
C. 
Uses by special exception. The following uses and activities may be permitted by special exception upon approval of the Zoning Hearing Board, limited to one such use and one principal structure per lot except for Subsection C(2) and (3);
(1) 
Places of worship. (See § 255-22.)
(2) 
Education institutions. (See § 255-24.)
(3) 
Home occupation. (See § 255-37.)
(4) 
Membership clubs; membership and commercial camps; and resorts. (See § 255-26.)
(5) 
Public utility facilities.
(6) 
Residential conversion. (See § 255-33.)
D. 
Lot area and bulk regulations:
Minimum
Minimum Setbacks
Use
Area
(square feet)
Width
(feet)
Front
(feet)
Side
(feet)
Rear
(feet)
Maximum Cover
(%)
Maximum Height
(feet)
Single-family dwelling
8,000
80
25
10
10
35
35
Duplex dwelling
10,000
80
25
10
10
35
35
Multiple dwelling structures and condominiums
(See § 255-34)
All other permitted uses except those regulated elsewhere herein
20,000
80
25
10
10
35
55
E. 
Public utilities. All uses authorized by this section, whether permitted or by special exception, shall be served by both public sewer and water provided by a public utility, and private septic, sewage disposal, or water or well systems shall be prohibited.

§ 255-14 (AO) Apartment/Office District.

[Amended 11-13-2007 by Ord. No. 2007-5; 11-10-2009 by Ord. No. 2009-3; 12-9-2014 by Ord. No. 2014-6; 12-10-2019 by Ord. No. 2019-3; 4-9-2024 by Ord. No. 2024-2]
A. 
Specific intent. In addition to the objectives established in Article I herein, it is the specific intent of these regulations to establish districts which will:
(1) 
Encourage higher density multifamily townhouse and apartment residential development and planned office developments in areas where centralized utilities are available.
(2) 
Encourage planned and serviced higher density residential subdivisions and mixed office space.
(3) 
Provide residential and office environments which can create good living and working qualities and which will be in harmony with existing development and least detrimental to natural features and resources.
B. 
Permitted uses. In an (AO) Apartment/Office District only the following uses and activities shall be permitted as uses by right; provided, however, that more than one permitted use will be permitted on a lot, if all of the permitted uses on that lot are contained within a single building, which is owned and managed as a total entity with shared customer and employee parking on the site as an integral part of the site plan. Each use permitted pursuant to this section shall be a use that, if standing alone, would be permitted in the zone in which it is proposed:
(1) 
Single-family dwellings.
(2) 
Duplex dwellings. (See § 255-27.)
(3) 
Public buildings and facilities.
(4) 
Boarding or lodging houses.
(5) 
Bed-and-breakfast inn. (See § 255-36.)
(6) 
Residential conversion. (See § 255-33.)
(7) 
Multiple dwelling structures (See § 255-34.)
(8) 
Group home. (See § 255-56.)
(9) 
No-impact home-based business. (See § 255-51.)
(10) 
Medical business.
(11) 
Professional business.
(12) 
Collocated wireless communications facilities.
(13) 
Small wireless communications facilities.
C. 
Uses by special exception. The following uses and activities may be permitted by special exception upon approval of the Zoning Hearing Board, limited to one such use and one principal structure per lot except for Subsection C(3), (4), (5) and (8); provided, however, that more than one permitted use will be permitted on a lot if all of the permitted uses on that lot are contained within a single building, which is owned and managed as a total entity with shared customer and employee parking on the site as an integral part of the site plan. Each use permitted pursuant to this section shall be a use that, if standing alone, would be permitted in the zone in which it is proposed:
(1) 
Public utility facilities.
(2) 
Hotels and motels.
(3) 
Education institutions. (See § 255-24.)
(4) 
Health and welfare institutions for medical care. (See § 255-25.)
(5) 
Commercial pools, as defined in § 255-47.
(6) 
Home occupation. (See § 255-37.)
(7) 
Tower-based wireless communications facilities. (See § 255-54.)
(8) 
Membership clubs; membership and commercial camps; and resorts. (See § 255-26.)
(9) 
Family child-care home, as accessory use.
(10) 
Group child-care home, as accessory use.
(11) 
Child-care center.
D. 
Lot area and bulk regulations:
Minimum
Minimum Setbacks
Use
Area
(square feet)
Width
(feet)
Front
(feet)
Side
(feet)
Rear
(feet)
Maximum Cover
(%)
Maximum Height
(feet)
Single-family dwelling
8,000
80
25
10
10
35
35
Duplex dwelling
10,000
80
25
10
10
35
35
Boarding or lodging houses
20,000
100
25
10
25
70
35
Multiple dwelling structures
(See § 255-34)
All other permitted uses except those regulated elsewhere herein
20,000
100
25
10
25
70
55
NOTES:
* Building coverage (maximum) shall not exceed 40% for boarding or lodging houses or all other permitted uses except those regulated elsewhere herein in the Apartment/Office District.

§ 255-15 (V) Village District.

[Amended 11-13-2007 by Ord. No. 2007-5; 11-10-2009 by Ord. No. 2009-3; 12-9-2014 by Ord. No. 2014-6; 4-9-2024 by Ord. No. 2024-2]
A. 
Specific intent. In addition to the objectives established in Article I herein, it is the specific intent of these regulations to establish districts which will:
(1) 
Encourage a mix of residential and commercial development in areas where centralized utilities are available.
(2) 
Encourage planned and serviced mixed residential/commercial subdivisions.
(3) 
Provide mixed residential and commercial environments which can create good living and working qualities and which will be in harmony with existing development and least detrimental to natural features and resources.
B. 
Permitted uses. In a (V) Village District only the following uses and activities, limited to one such use and one principal building or structure per lot, shall be permitted as uses by right; provided, however, that more than one permitted use will be permitted on a lot, if all the permitted uses on that lot are contained within a single building, which is owned and managed as a total entity with shared customer and employee parking on the site as an integral part of the site plan. Each use permitted pursuant to this section shall be a use that, if standing alone, would be permitted in the zone in which it is proposed:
(1) 
Single-family dwellings.
(2) 
Duplex dwellings. (See § 255-27.)
(3) 
Public buildings and uses.
(4) 
Boarding or lodging houses.
(5) 
Retail business.
(6) 
Repair services.
(7) 
Places of worship.
(8) 
Bed-and-breakfast inn.
(9) 
Residential conversion. (See § 255-33.)
(10) 
Multiple dwelling structures. (See § 255-34.)
(11) 
Home occupation.
(12) 
Group home. (See § 255-56.)
(13) 
No-impact home-based business. (See § 255-51.)
(14) 
Medical business.
(15) 
Personal service business.
(16) 
Professional business.
(17) 
Collocated wireless communications facilities.
(18) 
Small wireless communications facilities.
C. 
Uses by special exception. The following uses and activities may be permitted by special exception upon approval of the Zoning Hearing Board, limited to one such use and one principal building or structure per lot except for Subsection C(4) and (5); provided, however, that more than one permitted use will be permitted on a lot, if all of the permitted uses on that lot are contained within a single building, which is owned and managed as a total entity with shared customer and employee parking on the site as an integral part of the site plan. Each use permitted pursuant to this section shall be a use that, if standing alone, would be permitted in the zone in which it is proposed:
(1) 
Public utility facilities.
(2) 
Automotive services. (See § 255-38.)
(3) 
Product processing.
(4) 
Education institutions. (See § 255-24.)
(5) 
Health and welfare institutions for medical care. (See § 255-25.)
(6) 
Family childcare home, as accessory use.
(7) 
Group child-care home, as accessory use.
(8) 
Child-care center.
D. 
Lot area and bulk regulations:
Minimum
Minimum Setbacks
Use
Area
Width
(feet)
Front
(feet)
Side
(feet)
Rear
(feet)
Maximum Cover
(%)
Maximum Height
(feet)
Single-family dwelling
1 acre
150
25
20
25
20
35
With water and sewer
8,000 square feet
80
25
10
10
35
35
Duplex dwelling
45,000 square feet
200
25
20
25
20
35
With water and sewer
10,000 square feet
100
25
10
25
35
35
Multiple dwelling structures
(See § 255-34)
Boarding or lodging house
37,500 square feet
150
25
15
25
30
35
With water and sewer
20,000 square feet
100
25
10
25
35
35
All other permitted uses except those regulated elsewhere herein
45,000 square feet
200
25
20
25
35
55

§ 255-16 (C) Commercial District.

[Amended 11-13-2007 by Ord. No. 2007-5; 11-10-2009 by Ord. No. 2009-3; 12-9-2014 by Ord. No. 2014-6; 3-8-2016 by Ord. No. 2016-1; 12-10-2019 by Ord. No. 2019-3; 4-9-2024 by Ord. No. 2024-2]
A. 
Specific intent. In addition to the objectives established in Article I herein, it is the specific intent of these regulations to establish districts which will:
(1) 
Permit the logical development of land for business which is designed to meet the daily needs of surrounding residential areas.
(2) 
Insure a business environment of sustained desirability.
(3) 
Assure the suitable development of such business so that the surrounding residential development is protected.
(4) 
Avoid increases in traffic volumes which would be in excess of the designed capacities of any access streets.
B. 
Use standards. Uses permitted in the (C) Commercial District shall be subject to the following conditions:
(1) 
All permitted uses and all storage accessories thereto, except for off-street parking and off-street loading, shall be conducted within completely enclosed buildings with the exception of display of products associated with a permanent structure and use.
(2) 
Parking, loading, or service areas used by motor vehicles shall be physically separated from all streets by a suitable barrier (for example, concrete curbing) against unchanneled motor vehicle access or egress. The roads, driveways, parking areas and walks shall be paved and maintained in good condition with hard surface materials.
(3) 
All access roads or driveways shall be located not less than 40 feet from the intersection of any street right-of-way lines and shall be designed in a manner conducive to safe ingress and egress.
(4) 
Buffers and buffer strips shall be required and controlled as set forth in § 255-50.
(5) 
Additional conditions and safeguards as the Township may impose in order to protect and promote the health and safety and general welfare of the community and the character of the neighborhood in which the proposed use is to be erected.
C. 
Permitted uses. In a (C) Commercial District, no building or premises shall be used, and no building or part of a building shall be erected, which is arranged, intended or designed to be used, in whole or in part, for any purpose except as listed below, which are permitted uses, and all such uses shall be subject to those regulations specified elsewhere in this chapter and limited to one such use and one principal building or structure permitted by right per lot; provided, however, that more than one permitted use will be permitted on a lot by special exception granted by the Zoning Hearing Board or if all of the permitted uses on that lot are contained within a single building, which is owned and managed as a total entity with shared customer and employee parking on the site as an integral part of the site plan. Each use permitted pursuant to this section shall be a use that, if standing alone, would be permitted in the zone in which it is proposed:
(1) 
Public utility facilities.
(2) 
Hotels and motels.
(3) 
Retail business.
(4) 
Repair services.
(5) 
Automotive services. (See § 255-38.)
(6) 
Product processing.
(7) 
Places of worship.
(8) 
Commercial recreation facilities.
(9) 
Drive-in type establishments.
(10) 
Service establishments.
(11) 
Equipment sales and service.
(12) 
Wholesaling and storage.
(13) 
Newspaper and printing establishments.
(14) 
Bus and truck terminals.
(15) 
Mortuary and funeral homes.
(16) 
Home occupation.
(17) 
Automobile or truck auction.
(18) 
Child-care center. (See § 255-41.)
(19) 
Shopping center.
(20) 
Restaurant, food preparation or sales facility.
(21) 
Tower-based wireless communications facilities (permitted by special exception. See § 255-54).
(22) 
Public buildings and uses.
(23) 
Mini-storage facility. (See § 255-55.)
(24) 
Medical business
(25) 
Personal service business.
(26) 
Professional business.
(27) 
Collocated wireless communications facilities.
(28) 
Small wireless communications facilities.
D. 
Prohibited uses. The following uses are expressly prohibited in the (C) Commercial District:
(1) 
Dwellings.
(2) 
All uses that do not meet the requirements of § 255-40, entitled "Performance standards."
E. 
Lot area and bulk regulations:
Minimum
Minimum Setbacks
Use
Area
(square feet)
Width
(feet)
Front
(feet)
Side
(feet)
Rear
(feet)
Maximum Cover
(%)
Maximum Height
(feet)
All permitted uses except those regulated elsewhere herein
25,000
150
35
20
30
80
75
NOTES:
* Building coverage (maximum) shall not exceed 50% in the Commercial District.

§ 255-17 (I) Industrial District.

[Amended 11-13-2007 by Ord. No. 2007-5; 11-10-2009 by Ord. No. 2009-3; 12-9-2014 by Ord. No. 2014-6; 11-9-2021 by Ord. No. 2021-5; 4-9-2024 by Ord. No. 2024-2]
A. 
Specific intent. In addition to the objectives established in Article I herein, it is the specific intent of these regulations to establish industrial districts which will:
(1) 
Consolidate the various locations of industrially related land uses which, because of their shipping, storage and other requirements, exert special demands on the Township.
(2) 
Provide locations for industrial uses which are readily accessible to established transportation routes.
(3) 
Reduce negative aesthetic impact on other land uses in the Township.
(4) 
Insure that the land most suitable for industrial activities will be protected from intrusion of noncompatible uses.
B. 
Use standards. Uses permitted in the (I) Industrial District shall be subject to the following conditions:
(1) 
All access roads or driveways shall be located not less than 200 feet from the intersection of any street right-of-way lines, and shall be designed in a manner conducive to safe ingress and egress.
(2) 
Parking, loading, or service areas used by motor vehicles shall be physically separated from all streets by a suitable barrier (for example concrete curbing) against unchanneled motor vehicle access or egress. The roads, driveways, parking areas and walks shall be paved and maintained in good condition. No parking area shall be located within 35 feet of the front lot line or within 20 feet of a side or rear lot line.
(3) 
Illumination. When lot lines lie within 35 feet of a Residential District boundary or any lot in residential use, any illumination of floodlighting shall be arranged so there will be no glare of lights toward such lot or district boundary line.
(4) 
All permitted uses, except parking and loading areas and public utility structures, shall be conducted within completely enclosed buildings. Outside storage shall be permitted if all of the following conditions are met:
(a) 
The items stored outside are not visible from a public street or road;
(b) 
All such storage shall be located in the rear yard as defined in this chapter (for purposes of this subsection, the definition of "rear yard" in this chapter shall be applied as though the building were a dwelling);
(c) 
The stored items shall be shielded from view by opaque (including slatted) fencing or other appropriate screening or landscaping as approved by the Board of Supervisors;
(d) 
No outside storage shall extend above the height of the fencing (see § 255-43E), and in no event shall such stored materials exceed 10 feet in height, or the height of the principal building, whichever is less;
(e) 
All outside storage shall be placed on an improved surface suitable to the Township, or as set forth in the East Manchester Township Construction and Material Specifications For Land Development Manual,[1] if addressed therein, which shall include adequate provisions for drainage and capture of any residue from stored items; and
[1]
Editor's Note: See Ch. A260, Construction and Material Specifications.
(f) 
Such outside storage shall be limited to items directly related to the principal use of the property or building with which the storage is associated. For purposes of this Subsection B(4), except to the extent that the principal use of the property or building is the processing of waste materials, no waste materials, trash, garbage or other junk as defined in this chapter or in the Code of the Township of East Manchester which are a by-product of the principal use shall be permitted to be stored pursuant to this Subsection B(4). Nothing in this Subsection B(4) shall prevent the placement for collection of such waste materials, trash, garbage or other junk, so long as such items are collected and removed from the property within one week after placement on the property. Any such materials shall remain within the enclosed fence area, shall be placed in containers or, if unable to be so stored, shall be kept neatly in one location within the fenced storage area, in the rear of the building, and shall comply with all of the other requirements of this Subsection B(4) until removed.
(5) 
Buffers and buffer strips shall be required and controlled as set forth in § 255-50.
(6) 
Landscaping.
(a) 
The entire lot shall be suitably landscaped (except for those areas which are covered by buildings or surfaced as parking or service areas). All landscaping shall be properly maintained throughout the life of any use on any lot.
(b) 
Existing landscaping, retaining walls, or trees (with a diameter of eight inches measured 4 1/2 feet above the base of the trunk) located within 20 feet of any street line, lot in residential use, or Residential District boundary line shall not be removed except with the approval of the Township.
(7) 
Parking. Parking and loading spaces may not be developed or constructed within 20 feet of any property line.
(8) 
Sewer and water. All uses shall be served by both public water and public sewer.
C. 
Permitted uses. In an (I) Industrial District, no building or premises shall be used, and no building or part of a building shall be erected, which is arranged, intended or designed to be used, in whole or in part, for any purpose except those listed below, which are permitted uses, and all such uses shall be subject to those regulations specified elsewhere in this chapter and limited to one such use and one principal building or structure per lot; provided, however, that more than one permitted use will be permitted on a lot, if all of the permitted uses on that lot are contained within a single building, which is owned and managed as a total entity with shared customer and employee parking on the site as an integral part of the site plan. Each use permitted pursuant to this section shall be a use that, if standing alone, would be permitted in the zone in which it is proposed:
(1) 
Resources removal. (See § 255-31.)
(2) 
Wholesaling and storage.
(3) 
Newspaper and printing establishments.
(4) 
Bus and truck terminals.
(5) 
Manufacturing use.
(6) 
Research and development.
(7) 
Railroad, public utility structures and right-of-way.
(8) 
Retail business for sale of product manufactured or assembled on site.
(9) 
Public building and uses.
(10) 
Mini-storage facility. (See § 255-55.)
(11) 
Public utility facilities.
(12) 
Principal solar energy systems (PSES).
(13) 
Collocated wireless communications facilities.
(14) 
Small wireless communications facilities.
D. 
Uses by special exception. The following uses and activities may be permitted by special exception upon approval of the Zoning Hearing Board, limited to one such use and one principal building or structure per lot except for Subsection D(2); provided, however, that more than one permitted use will be permitted on a lot, if all of the permitted uses on that lot are contained within a single building, which is owned and managed as a total entity with shared customer and employee parking on the site as an integral part of the site plan. Each use permitted pursuant to this section shall be a use that, if standing alone, would be permitted in the zone in which it is proposed:
(1) 
Automotive services. (See § 255-38.)
(2) 
Office buildings.
(3) 
Adult entertainment facilities.
(4) 
Tower-based wireless communications facilities. (See § 255-54.)
(5) 
Child-care center. (See § 255-41)
(6) 
Home occupation.
E. 
Prohibited uses. The following uses are expressly prohibited in the (I) Industrial District:
(1) 
Dwellings.
(2) 
All uses that do not meet the requirements of § 255-40, entitled "Performance standards."
F. 
Lot area and bulk regulations:
Minimum
Minimum Setbacks
Use
Area
Width
(feet)
Front
(feet)
Side
(feet)
Rear
(feet)
Maximum Cover
(%)
Maximum Height
(feet)
All permitted uses except those regulated elsewhere herein
2 acres
200
50
50
50
80
75
NOTES:
* For lots within 35 feet of the R-1, R-2, R-3, AO, or V Districts, the minimum front, side, and rear setbacks are increased to 100 feet.
** Building coverage (maximum) shall not exceed 50% in the Industrial District.

§ 255-18 (FP) Floodplain Overlay District.

[Amended 11-10-2009 by Ord. No. 2009-3]
A Floodplain Overlay (FP) District is hereby established in the Township comprising any areas of the Township subject to the one-hundred-year flood, which is identified as Zone A (area of special flood hazard) in the Flood Insurance Study (FIS) prepared for the Township of East Manchester, York County, Pennsylvania by the Federal Insurance Administration effective September 25, 2009, and the accompanying maps or the most recent revision thereof as issued by the Federal Emergency Management Agency, including all digital data developed as part of the Flood Insurance Study. Any and all uses and structures existing or proposed in the Floodplain Overlay (FP) District shall comply with Chapter 108, Floodplain Management, of the Code of the Township of East Manchester, as amended from time to time.

§ 255-19 Uses not provided for.

Any use not specifically allowed elsewhere in this chapter shall be allowed by special exception in the district or districts where, and to the extent that, similar uses are permitted or allowed by special exception provided that said use meets the requirements for a special exception and does not constitute a public or private nuisance.

§ 255-20 Principal use.

Unless allowed otherwise herein or approved by a variance granted by the Zoning Hearing Board, there is allowed on each individually platted lot one principal use.