Manchester Township York County
City Zoning Code
City Zoning Code
PART 9
I-INDUSTRIAL DISTRICT
§ 27-901 Purpose.
[Ord. 1996-1, 1/23/1996; as added by Ord. 2005-12, 12/13/2005, § 1, Part 14]
The I District is established to provide sufficient space, in appropriate locations, to meet needs for lighter types of industrial uses and complementary types of commercial development. This district is intended to control the types and intensities of uses to avoid nuisances and hazards. This district is also intended to provide for development that will generate additional tax revenue and wider employment opportunities. This district promotes an attractive well-landscaped, campus-type of business park development that will aid in attracting new businesses. This district is also intended to encourage development that uses deed restrictions imposed by the subdivider, as well as interior road systems. This district promotes landscaped front yards and buffers adjacent to residential development.
§ 27-902 Area of Application.
[Ord. 1996-1, 1/23/1996; as added by Ord. 2005-12, 12/13/2005, § 1, Part 14]
The regulations of this Part 9 shall apply to all areas designated as "I" for the Industrial District on the Zoning Map.
§ 27-903 Allowed Uses.
[Ord. 1996-1, 1/23/1996; as added by Ord. 2005-12, 12/13/2005, § 1, Part 14; and as amended by Ord. 2008-05, 7/8/2008, § 3]
1.
Only the following uses shall be permitted by right within the I District:
A.
The following types of manufacturing and processing uses:
(1)
Electrical and electronic machines, supplies and equipment.
(2)
Jewelry, precision instruments, optical goods and similar products.
(3)
Products from wood or previously prepared materials, such as glass, leather, cellophane, textiles, rubber or synthetic rubber.
(4)
Textiles, Apparel, shoes and apparel accessories.
(5)
Food or beverage products (but not including a slaughterhouse or stockyard).
(6)
Transportation equipment.
(7)
Manufactured or modular housing construction.
(8)
Paper and cardboard products (but not including manufacture of wood pulp).
(9)
Glass and glass products.
(10)
Leather, clay and pottery products.
(11)
Fabricated metal products (except ammunition or explosives).
(12)
Pharmaceuticals.
(13)
Microelectronic components.
(14)
Finishing of previously prepared resin, vinyl, polymer, plastic or rubber products.
(15)
Finishing, grinding, polishing, stamping or heat treating of products.
(16)
Welding.
B.
Public parks and recreation areas.
C.
Public uses and buildings.
D.
Contractors offices and headquarters.
E.
Indoor recreation facilities, such as non-adult theaters, bowling alleys and skating rinks.
F.
Radio, TV station or movie studios.
G.
Wholesale, warehousing and distribution uses, provided that a truck terminal or motor freight depot shall be regulated separately.
H.
Animal hospital veterinary office.
I.
Newspaper, publishing and printing establishments.
J.
Offices including, but not limited to, medical, business or governmental offices, and provided that § 27-1245 shall not apply.
K.
Parking lot or parking garage.
L.
Agribusiness, not including an animal stockyard or slaughterhouse.
M.
Dairy.
N.
Industrial park, provided that individual uses shall be regulated in the same manner as if they were within an individual development.
O.
Private or semi-public outdoor recreation areas, such as commercial picnic groves or miniature gulf, but not including a vehicle racetrack.
P.
Business services, professional services or personal services.
Q.
Plant or tree nursery, crop farm or Christmas tree farm.
R.
Commercial school.
S.
Membership club, not including a tavern or a use open between 2:00 a.m. and 6:00 a.m.
T.
Communication transmitting and receiving facilities, provided that any antenna or tower shall be set back from all lot lines by a distance equal to the height of the antenna or tower.
U.
Child care centers.
W.
Colleges or universities, not including dormitories.
X.
Hospital and/or outpatient medical treatment facility.
Y.
Exercise clubs.
Z.
Sales and rental of industrial equipment, other than vehicles primarily intended for use on public streets.
AA.
Recycling collection center.
BB.
Testing and repair of manufactured products.
CC.
Photo finishing labs.
DD.
Retail sales or personal service uses that are clearly limited to no more than 5% of the floor area of any building.
EE.
Bus or taxi terminal.
FF.
Package delivery services.
GG.
Forestry.
HH.
Swimming pool.
II.
U.S. Postal service facility.
JJ.
Retail sales of agricultural products produced on the premises as an accessory use.
KK.
Retail sales of trucks, recreational vehicles, manufactured homes (for off-site occupancy) and boats.
LL.
Motel, which may include meeting facilities and a restaurant.
MM.
Accessory uses or structures customarily incidental to an approved permitted by right, special exception or conditional use.
2.
Only the following uses shall be allowed as special exception uses within the I District:
A.
Truck terminal or motor freight terminal.
C.
Kennel.
D.
Accessory commercial center, which shall meet the requirements of § 27-1205 instead of the requirements of the I District.
E.
Automobile body shop (which may service any type of motor vehicle).
G.
Automobile garage (major).
H.
Industrial or commercial laundries or dry cleaning establishments (other than pick-up and drop-off sites which shall be considered personal services).
I.
Manufacture of plastics, polymers, resins or vinyl.
J.
Concrete and concrete product plants.
K.
Other industrial activities involving processing, distribution, recycling, cleaning, assembling, packaging, conversion, production, repair or testing of materials or products if the applicant clearly proves to the satisfaction of the Zoning Hearing Board that the use would have a character similar to permitted by right and special exception uses, and would not create public health or safety hazards or significant nuisances. A use that is specifically prohibited shall not be approved under this section.
L.
Adult regulated facility.
M.
Mobile home park, in compliance with the Township Subdivision and Land Development Ordinance [Chapter 22] and provided that a maximum density of one dwelling unit per acre shall apply if all dwelling units are not served by both public sewer and public water services.
N.
Heliport.
O.
Gasoline sales that primarily serves tractor-trailer trucks.
P.
Personal care home.
§ 27-904 Dimensional Requirements.
[Ord. 1996-1, 1/23/1996; as added by Ord. 2005-12, 12/13/2005, § 1, Part 14; and as amended by Ord. 2008-05, 7/8/2008, § 4]
1.
The dimensional requirements provided in the table entitled "Dimensional Requirements-I-Industrial District" shall apply.[1]
[1]
Editor's Note: Said chart is included as an attachment to this chapter.
2.
A minimum of 20 feet of a front yard setback immediately abutting any public street right-of-way shall be kept free of vehicle parking spaces and shall be in vegetated ground cover and landscaped, except in areas where driveway crossings are provided.
3.
Buffer yards meeting § 27-1105 with the following minimum widths shall be provided as follows:
A.
Where a lot in the I District is adjacent to an A, RL, RM or RH District, a one-hundred-foot minimum width buffer yard shall be provided that is in addition to the required yard. width/depth. However, this distance shall be reduced to 50 feet for a financial institution, day care center, office or commercial school.
B.
Where a lot in the I District is adjacent to a single family detached dwelling that existed prior to January 23, 1996, and that is within the I or HI districts, then a buffer yard shall be provided. Such buffer yard shall have a minimum width of 100 feet that shall be in addition to the required yard width depth. However, this distance shall be reduced to 50 feet for a financial institution, day care center, office or commercial school.
C.
Land within an existing, future or ultimate street right-of-way shall not count toward the required width of a buffer yard.
4.
Where a buffer yard is required, the buffer yard width shall be in addition to the width of the required setback.
§ 27-905 Building Height Limit.
[Ord. 1996-1, 1/23/1996; as added by Ord. 2005-12, 12/13/2005, § 1, Part 14]
The maximum building height shall be three stories or 50 feet, whichever is more restrictive.
§ 27-906 Lot Coverage.
[Ord. 1996-1, 1/23/1996; as added by Ord. 2005-12, 12/13/2005, § 1, Part 14]
A maximum of 60% of the lot area shall be occupied by buildings. A maximum of 70% of the lot area shall be covered by buildings and other impervious surfaces.
§ 27-907 Landscaped Area.
[Ord. 1996-1, 1/23/1996; as added by Ord. 2005-12, 12/13/2005, § 1, Part 14]
A minimum of 30% of the lot area shall be free of impervious surfaces and shall be maintained in vegetative around cover with landscaping and/or preservation of existing trees. All areas that are not occupied by parking, buildings, driveways, paved areas, loading/unloading areas and similar improvements shall be covered with an attractive vegetative around cover that is maintained in accordance with Township ordinances.
§ 27-908 Prohibited Uses.
[Ord. 1996-1, 1/23/1996; as added by Ord. 2005-12, 12/13/2005, § 1, Part 14]
1.
Any use that is not listed as being permitted by right, a special exception use or a conditional use in § 27-904 shall be prohibited within the I District. In addition, the following uses are specifically prohibited within the I District:
B.
The manufacture of ammunition, rockets, projectiles, shells, gunpowder, fireworks or similar explosives; provided, however, that the manufacture of component parts that do not include the explosive or propellant components shall be permitted.
C.
Tanning or storage of raw animal hides or skins or fat rendering of animals.
D.
Animal stockyards or slaughterhouses.
E.
The storage of explosives, unless special exception approval has been granted.
F.
Bulk storage of flammable liquid fuel for off-site use, unless special exception approval has been granted.
G.
Junkyard.
H.
Solid waste landfill.
I.
Solid waste processing facility.
J.
Taverns.
K.
Nightclubs.
L.
Asphalt plant.