Manor City Zoning Code
PART 3
ZONING DISTRICTS
§ 27-301 Districts Established.
[Added by Ord. No. 605-25-02, 4/9/2025]
Manor Borough is hereby divided into districts of different types, each type being of such number, shape, kind and area and of such common manner of purpose and adaptability of use that are deemed most suitable to carry out the objectives of this chapter and the Comprehensive Plan.
§ 27-302 Classes and Purposes of Districts.
[Added by Ord. No. 605-25-02, 4/9/2025]
For the purpose of this chapter, the Borough of Manor is hereby divided into the following Zoning Districts:
1.
A-1 Agricultural.
Purpose: This district is established (1) to protect areas of the Borough where agriculture is the primary activity; (2) where accessibility is difficult; and/or (3) to protect areas of unique natural beauty, by providing for low-intensity residential and agricultural uses and guide other more substantive land uses and development into other more appropriate zoning districts.
2.
F-P Floodplain Conservation District.
Purpose: This district is established to (1) protect areas of the Borough from flooding; (2) facilitate the moving of flood waters in flood prone areas; and (3) encourage open land uses designed to be harmonious with and an appropriate part of the physical development of the Borough.
3.
R-1 Suburban Residential District.
Purpose: This district is established to (1) facilitate the development, creation and preservation of properties for single-family residential purposes; (2) promote and encourage a suitable, lower density and safe environment for family life; (3) encourage the extension of public roads, sewage and water services to such properties; and (4) create developments having a suburban character in areas of the Borough suitable for same.
4.
R-2 Village Residential District.
Purpose: This district was established to provide for high density residential uses and developments while preserving the existing character of residential neighborhoods.
5.
C-1 General Commercial District.
Purpose: This district is established to accommodate retail and other commercial activities designed to serve the local community and/or the regional market. It is designed to serve customers traveling on foot or by vehicle and provide an efficient, attractive and pleasing environment for business proprietors and their customers.
6.
I-1 Light Industrial District.
Purpose: This district is established (1) to authorize and encourage industrial development, (2) to promote the creation of jobs and work opportunities, and (3) contribute to the economic soundness of the Borough in locations which will be harmonious with other surrounding development.
7.
OS Open Space District.
Purpose: This district is established to provide for preservation and conservation of the natural environment, natural resources and areas of particular value for recreational purposes while providing for such uses and development that are compatible with the intent of this chapter.
8.
Overlay Districts.
A.
FP Floodplain Overlay District.
(1)
Purpose. Manor Borough has adopted Ordinance No. 525-11-02, as amended,[1] regulating development within floodplains. All development within designated floodplains, as indicated on the official FEMA maps, shall be considered part of the Zoning District Map as an overlay district. Any development within this district shall be subject to those regulations contained in Ordinance No. 525-11-02, as amended, and comply with same prior to the issuance of any occupancy permit for same. Such provisions are incorporated herein by reference hereto as if set forth at length in this chapter. The identified floodplain areas described above shall consist of the following specific areas as indicted on the Official Maps prepared by FEMA, and shall be considered an as overlay to the Borough's Zoning Map:
(a)
FW (floodway area). The areas identified as "floodway" in the AE Zone in the Flood Insurance Study prepared by FEMA. The term shall also include floodway areas which have been identified in other available studies or sources of information for those floodplain areas where no floodway has been identified by the Flood Insurance Study.
(b)
FF (flood-fringe area). The remaining portions of the 100-year floodplain in those areas identified as an AE Zone in the Flood Insurance Study, where a floodway has been delineated.
(c)
FE (special floodplain area). The areas identified as Zone AE in the Flood Insurance Study, where 100-year flood elevations have been provided, but no floodway has been delineated.
(d)
FA (general floodplain area). The areas identified as Zone AE in the Flood Insurance Study for which no 100-year flood elevations have been provided. When available, information from other federal, state and other acceptable sources shall be used to determine the 100-year elevation, as well as a floodway area, if possible. When no other information is available, the 100-year elevation shall be determined by using a point on the boundary line of the identified floodplain area which is nearest the construction site in question.
(2)
Specifications and Requirements. Specific provisions and requirements for developments that are located within this overlay are located in Ordinance No. 525, as amended, or in the Borough's Subdivision and Land Development Ordinance.[2] All development within this district shall comply with those provisions and requirements. Such provisions and requirements are incorporated herein by reference hereto as if same were set forth in detail hereafter.
B.
PRD Planned Residential Development Overlay District.
(1)
Purpose. The purpose of the Planned Residential Development ("PRD") Overlay District is to permit residential development which is more creative and imaginative than is generally possible under conventional zoning district controls and subdivision requirements. Further, these regulations are intended to promote more economical and efficient use of the land while providing a compatible blend of housing types, amenities and community facilities of high quality, oriented to the specific development site and preservation of the natural scenic qualities of open space. It is the further intent to permit Planned Residential Developments in the A-1, R-1 and R-2 Zoning Districts, provided that the Planned Residential Development is located on a parcel(s) of 25 acres or greater.
(2)
Specifications and Requirements. Specific provisions and requirements for the PRD Overlay are located in the Borough of Manor Subdivision and Land Development Ordinance. All development within this district shall comply with those provisions and requirements. Such provisions and requirements are incorporated herein by reference hereto as if same were set forth in detail hereafter.
§ 27-303 Zoning Map.
[Added by Ord. No. 605-25-02, 4/9/2025]
A map entitled "The Manor Borough Zoning Map," October 18, 2023, is hereby approved and adopted as part of this chapter. The Zoning Map shall be kept on file for examination in the Zoning and Planning Office at the Borough Municipal Building.
§ 27-304 Zoning District Boundaries.
[Added by Ord. No. 605-25-02, 4/9/2025]
District boundaries as shown on the Zoning Map which follow the lines of roads, streams and transportation rights-of-way shall be deemed to follow their center lines. Neither the vacation of roads nor the change of stream beds shall affect the location of such district boundaries. One set of the County Tax Assessment Maps for Manor Borough shall be maintained in the Zoning and Planning Office at the Borough Municipal Building showing district boundaries with respect to property lines. When the Zoning Officer cannot definitively determine the location of a district boundary by such center lines, by the scale of dimensions stated on the Zoning Map or by the fact that it clearly coincides with a property line, he/she shall refuse action, and the Hearing Board, upon appeal, shall interpret the location of the district boundary with reference to the scale of the Zoning Map.