§ 154.050 TABLE OF PERMITTED USES BY DISTRICT.

   (A)   Generally. For the purposes of this section, the following abbreviations shall have the following meanings:

 

P = Permitted by right use (zoning decision by Zoning Officer)

SE = Special exception use (zoning decision by Zoning Hearing Board)

C = Conditional use (zoning decision by Borough Council)

N = Not permitted

(§ 154.066) = See additional requirements in § 154.066

(§ 154.067) = See additional requirements in § 154.067

 

   (B)   Table of uses. Unless otherwise provided by law or specifically stated in this chapter (including § 154.005(C)), any land or structure shall only be used or occupied for a use specifically listed in the following table under residential uses and commercial uses as allowed in the zoning district where the land or structure is located. Except as provided in § 154.005(B), any use that is not specifically listed as P, C or SE in the applicable district in this section is prohibited in that district. Any use shall only be permitted if it complies with all other requirements of this chapter.

      (1)   This table of uses was prepared to carry out the Manchester Township-North York Borough Joint Comprehensive Plan.

      (2)   The table division (G) addresses primarily residential zoning districts, while table division (A) addresses primarily business zoning districts.

      (3)   For temporary uses, see § 154.003.

      (4)   See § 154.140(B) regarding number of uses and buildings per lot.

Uses Allowed in Each Zoning District
Types of Uses	Zoning Districts
(See definitions in § 154.031)	R1	R2	NC	MU	LIC
(A)   Commercial Uses
Adult use (§ 154.066)	N	N	N	N	C
After hours club (§ 154.066)	N	N	N	N	C
Amusement arcade	N	N	C	N	N
Auto, boat or mobile/manufactured home sales (§ 154.066) (this use may also include recreational vehicle sales)	N	N	N	N	P
Auto repair garage or service station (§ 154.066)	N	N	N	N	C
Bed and breakfast inn (§ 154.066)	N	SE	P	P	P
Beverage distributor, which may include retail and/or wholesale sales	N	N	P	P	P
Car wash (§ 154.066)	N	N	C	P	P
Catering, custom, for off-site consumption	N	N	P	P	P
Commercial communications antennas/tower (§ 154.066)
- In compliance with § 154.066(K) pertaining to accessory antenna on nonresidential structures (such a church steeples)	SE	P	P	P	P
- Adjacent to an existing fire or ambulance company station	N	N	N	P	N
- Other, such as a freestanding tower	N	N	N	N	SE
Conference center	N	N	P	P	P
Construction company or tradesperson’s headquarters (including, but not limited to, landscaping, janitorial, pest control contractor; see also as home occupation); accessory outdoor storage shall be permitted provided it meets the plant screening requirements of §§ 154.142 and 154.143 and is limited to a rear yard in the NC District	N	N	P	P	P
Crafts or artisan’s studio (see also as home occupation under accessory uses)	N	N	P	P	P
Custom printing, photocopying, faxing mailing or courier service	N	N	P	P	P
Exercise club	N	N	P	P	P
Financial institution (includes banks), with any “drive-through” facilities meeting § 154.067	N	N	P	P	P
Flea market/auction house	N	N	P	P	P
Funeral home; see crematorium as a separate use	N	N	P	P	P
Gas station - see “auto repair garage or auto service station”	N	N	P	P	P
Greenhouse, garden center or plant nursery	N	N	P	P	P
Hobby/trade school	N	N	P	P	P
Kennel (§ 154.066)	N	N	N	N	SE
Laundromat	N	N	P	P	P
Laundry, commercial or industrial	N	N	N	P	P
Lumber yard	N	N	N	P	P
Massage therapy, certified - see “Personal services”
Motel or hotel (§ 154.066)	N	N	N	P	P
Office (see also “home occupations” under accessory uses)	N	N	P	P	P
Outdoor storage and display (§ 154.066) as a principal use, including tire storage	N	N	N	N	P
Pawn shop	N	N	N	N	P
Personal services (includes tailoring custom dressmaking, hair cutting/styling, dry-cleaning, shoe repair, “massage therapy, certified” and closely similar uses) (see also home occupation)	N	N	P	P	P
Recreation, indoor (includes bowling alley, roller or ice skating, batting practice and closely similar uses; other than uses listed separately in this section)	N	N	P	P	P
Recreation, outdoor (including miniature golf course, golf driving range, amusement park, private picnic groves and closely similar uses; other than uses listed separately in this section)	N	N	N	P	P
Repair service, household appliance	N	N	P	P	P
Restaurant (§ 154.066) or banquet hall, without drive-through service	N	N	P	P	P
Restaurant (§ 154.066) with drive-through service (§ 154.067)	N	N	SE	N	P
Retail store (other than uses listed separately in this section)	N	N	P4	P	P
Self-storage development - see under industrial uses
Target range, firearms
- Completely indoor and enclosed	N	N	N	P	P
- Other than above	N	N	N	N	N
Tattoo or body piercing establishment	N	N	N	N	P
Tavern, which may include a state-licensed micro brewery (not including an after hours club); as a condition of special exception approval, the applicant shall prove that the use will not cause a significant nuisance for neighboring dwellings, considering noise and hours of operation	N	N	N	N	SE
Theater, indoor, other than an adult use	N	N	P	P	P
Veterinarian office (§ 154.066) which may include animal hospital	N	N	P	P	P
Wholesale sales - see under industrial uses
(B)   Industrial Uses
Asphalt plant	N	N	N	N	N
Assembly or finishing of products using materials produced elsewhere (such as products from plastics manufactured off-site)	N	N	N	P	P
Building supplies and building materials, wholesale sales of	N	N	N	P	P
Distribution as a principal use (other than trucking company terminal)	N	N	N	N	P
Electricity generating plant (other than waste-to-energy	N	N	N	N	N
Industrial equipment sales, rental and service (other than auto, boat or mobile home sales)	N	N	N	P	P
Junk - outdoor storage, display or processing of, other than within an approved junkyard or solid waste disposal area	N	N	N	N	N
Junkyard	N	N	N	N	N
Liquid fuel storage, bulk, for off-site distribution, other than: auto service station retail propane distributor pre-packaged sales or fuel tanks for company vehicles manufacture and/or bulk processing of the following, provided manufacturing occurs only, indoors:	N	N	N	N	SE
- Agricultural chemicals, fertilizers or pesticides	N	N	N	N	N
- Apparel, textiles, shoes and apparel accessories (see also crafts studio)	N	N	N	P	P
- Ceramics products (other than crafts studio)	N	N	N	P	P
Manufacture and/or bulk processing of the following, provided manufacturing occurs only indoors:
- Chemicals, bulk manufacture, bulk processing mixing, recycling or bulk storage of	N	N	N	N	SE
- Clay, brick, tile and refractory products	N	N	N	N	SE
- Computers and electronic/microelectronic products	N	N	N	P	P
-Concrete, cement, lime and gypsum products	N	N	N	N	SE
- Electrical equipment, appliances and components	N	N	N	P	P
- Explosives or ammunition	N	N	N	N	N
- Fabricated metal products (except ammunition or explosives)	N	N	N	N	P
- Food (human) and beverage products, at an industrial scale as opposed to a clearly retail scale (other than uses listed individually in this section)	N	N	N	P	P
- Food products for animals	N	N	N	N	SE
- Food products - meat packing	N	N	N	N	SE
- Gaskets	N	N	N	P	P
- Glass and glass products (other than crafts studio)	N	N	N	P	P
- Incineration, reduction, distillation, storage or dumping of slaughterhouse refuse, rancid fats, garbage, dead animals or offal (other than within an approved solid waste facility)	N	N	N	N	N
- Jewelry and silverware	N	N	N	P	P
- Leather and allied products (other than crafts studio under commercial uses or tannery under industrial uses)	N	N	N	N	P
- Machinery	N	N	N	N	P
- Manufactured or modular housing	N	N	N	N	P
- Medical equipment and supplies	N	N	N	P	P
- Metal products, primary	N	N	N	N	SE
- Mineral products, non-metallic (other than mineral extraction)	N	N	N	N	P
- Paper and paper products (including recycling, but not including manufacture of raw paper pulp)	N	N	N	SE	P
- Paper - raw pulp	N	N	N	N	N
- Paving materials, other than bulk manufacture of asphalt	N	N	N	N	SE
Manufacture and/or bulk processing of the following, provided manufacturing occurs only indoors:
- Pharmaceuticals and medicines	N	N	N	N	SE
- Plastics, polymers, resins, vinyl, coatings, adhesives, sealants, printing ink or photo film	N	N	N	N	SE
- Products from previously manufactured materials, such as glass, leather, plastics, cellophane, textiles, rubber or synthetic rubber	N	N	N	P	P
- Roofing materials and asphalt saturated materials	N	N	N	N	SE
- Rubber, natural or synthetic	N	N	N		P
- Scientific, electronic and other precision instruments	N	N	N	P	P
- Soaps and cleaning compounds	N	N	N	N	P
- Sporting goods, toys, games, musical instruments or signs	N	N	N	P	P
- Transportation equipment	N	N	N	N	P
- Wood products and furniture (not including raw paper pulp)	N	N	N	P	P
Mineral extraction (§ 154.066) and related processing, stockpiling and storage	N	N	N	N	SE
Package delivery services distribution center	N	N	N	N	P
Packaging	N	N	N	P	P
Petroleum refining	N	N	N	N	N
Photo processing, bulk	N	N	P	P	P
Printing or bookbinding	N	N	N	P	P
Recycling center, bulk processing, provided all operations of an industrial scale occur within an enclosed building (this use shall not include a solid waste disposal or transfer facility or a junkyard)	N	N	N	N	SE
Recycling collection center (§ 154.066), not involving operations of an industrial scale (see also borough-owned use in this table)	N	N	N	SE	SE
Research and development, engineering or testing facility or laboratory	N	N	N	P	P
Sawmill/planing mill	N	N	N	N	SE
Self-storage development (§ 154.066)	N	N	N	N	P
Slaughterhouse, stockyard or tannery	N	N	N	N	N
Solid waste landfill, solid waste transfer facility or waste to energy facility	N	N	N	N	N
Trucking company terminal	N	N	N	N	SE
Warehousing or storage as an accessory use	N	N	P	P	P
Warehousing or storage as a principal use	N	N	N	N	P
Welding	N	N	N	P	P
Wholesale sales (other than motor vehicles)	N	N	N	P	P
(C)   Institutional Uses
Cemetery (see crematorium listed separately)	P	P	P	P	P
College or university, with any residential uses regulated separately under “residential uses”	N	N	P	P	P
Community center, youth recreation center or library	N	SE	P	P	P
Crematorium	N	N	N	N	SE
Cultural center or museum	N	N	P	P	P
Day care center, adult (§ 154.066)	N	N	P	P	P
Day care center, child (§ 154.066) (see also as an accessory use in this table and § 154.067)	N	N	P	P	P
Hospital or surgery center	N	N	P	P	P
Membership club meeting and recreational facility, but with any “tavern” or use listed separately in this section having to meet the requirements for such use and with after hours club being prohibited	N	N	P	P	P
Nursing home or assisted living facility/personal care home (§ 154.066)	N	N	P	P	P
Place of worship (§ 154.066)	SE	SE	P	P	P
School, public or private, primary or secondary (§ 154.066)	P	P	P	P	P
Treatment center (§ 154.066) (including but not limited to a methadone treatment center)	N	N	N	N	SE
(D)   Miscellaneous Uses
All uses that will be unable to comply with the performance standards of this chapter; see the environmental protection requirements of §§ 154.080 through 154.086.	N	N	N	N	N
Crop farming	P	P	P	P	P
Forestry	P	P	P	P	P
Nature preserve or environmental education center	P	P	P	P	P
Parking lot as the principal use of a lot (§ 154.066)	N	SE	P	P	P
Raising of livestock	N	N	N	N	N
(E)   Public/Semi-Public Uses
Borough-owned uses	P	P	P	P	P
Government facility, other than uses listed separately in this section	N	SE	SE	SE	P
Emergency services station, which may include a supporting social club building or facility	N	N	P	P	P
Public recreation park	P	P	P	P	P
Public utility facility (see also § 154.014), including electric sub-stations, but not including uses listed separately in this section	N	N	N	SE	P
Swimming pool, non-household (§ 154.066)	SE	SE	P	P	P
U.S. postal service facility, which may include a leased facility	N	N	P	P	P
(F)   Primarily Accessory Uses
See list of additional permitted uses in division (C) below such as “Residential Accessory Structure or Use”
See additional requirements in § 154.067 for specific accessory uses
Day care center accessory to and on the same lot as an existing lawful place of worship with a minimum lot area of 25,000 square feet	P	P	P	P	P
Day care (§ 154.067) as accessory to a dwelling:
- Day care of a maximum of 3 persons, in addition to “relatives” of the care giver. Day care of more than 3 adults shall meet the requirements of “day care, adult” under “institutional uses”	P	P	P	P	P
- Family day care home	N	SE	P	P	P
- Group day care home	N	N	P	P	P
Home occupation, general (§ 154.067)	SE	SE	P	P	P
Home occupation, light (§ 154.067)	P	P	P	P	P
Outdoor storage and display as an accessory use (§ 154.067)	N	N	P	P	P
Telephones (outdoor pay) or vending machines (§ 154.067)	N	N	P	P	P
Unit for care of relative (§ 154.067)	SE	SE	SE	N	N
(G)   Residential Uses
Apartments (also known as “multi-family dwellings”) which may involve conversions of nonresidential building space that existed prior to the adoption of this chapter into apartments, but which shall not include conversions of an existing one-family dwelling into two or more dwelling units	N	C	C2	C3	N
Boarding house (includes rooming house) (§ 154.066)	N	N	N	N	C
Conversion of an existing one-family dwelling to result in 2 or more dwelling units (see also “unit for care of relative” under “accessory uses”)	N	N	N	N	N
Group home (§ 154.066) within a lawful existing dwelling unit under the lot standards for a dwelling unit, not including a treatment center	C	C	C	C	N
Manufactured/mobile home park (§ 154.066)	N	N	N	N	N
Single-family attached dwelling (also known as townhouse or rowhouse) (§ 154.066)	N	P	P	P1	N
Single-family detached dwelling (manufactured/mobile homes shall met the additional requirements of § 154.066)	P	P	P	P1	N
Single-family semi-detached (also known as a side-by-side “twin dwelling unit”), with each new dwelling unit on its own lot	P	P	P	P1	N
Two-family dwelling	N	P	P	P1	N
Footnotes
Table Legend
P = Permitted by right use (zoning decision by Zoning Officer)
C = Conditional use (zoning decision by Borough Council)
SE = Special exception use (zoning decision by Zoning Hearing Board
N = Not permitted
(§ 154.066) See additional requirements in § 154.066
(§ 154.067) See additional requirements in § 154.067

 

   (C)   Permitted accessory uses in all districts.

      (1)   An accessory use of a dwelling is only permitted if such use is customarily incidental to the residential use and is specifically permitted by this chapter.

      (2)   The following are permitted by right as accessory uses to a lawful principal use in all districts, within the requirements of § 154.067, and all other requirements of this chapter:

         (a)   Standard antennas including antennas used by contractors to communicate with their own vehicles;

         (b)   Fence or wall;

         (c)   Garage, household;

         (d)   Garage sale;

         (e)   Pets, keeping of;

         (f)   Parking or loading, off-street, only to serve a use that is permitted in that district;

         (g)   Recreational facilities, limited to use by residents of a development, and their occasional invited guests;

         (h)   Residential accessory structure (see definition in § 154.031);

         (i)   Signs, as permitted by §§ 154.115 through 154.126;

         (j)   Swimming pool, household; and

         (j)   Such other accessory use structure that the applicant proves to the satisfaction to the Zoning Officer is clearly customary and incidental to a permitted by right, special exception or conditional principal use.

   (D)   Permitted accessory uses to business and institutional uses. The following are permitted by right accessory uses only to a lawful principal commercial, industrial or institutional use, provided that all requirements of this chapter are met:

      (1)   Storage of fuels for on-site use or to fuel company vehicles;

      (2)   The following accessory uses, provided that the use is clearly limited to employees, patients, residents, students and families of employees of the use and their occasional invited guests:

         (a)   Internal cafeteria without drive-through service;

         (b)   Day care center; and

         (c)   Recreational facilities.

      (3)   Shelters for persons waiting for buses;

      (4)   Automatic transaction machine (ATM); and

      (5)   Storage sheds meeting the requirements of § 154.051(A).

(2006 Code, § 27-306) (Ord. 12/18/2003, passed 12-18-2003, § 306; Ord. 2014-2, passed 5- -2014)