MapLink™ | Zoning Districts

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A Agriculture Zone image/svg+xml

Statement of intent:
To protect and promote agriculture in areas located outside of East Hempfield Township's designated Urban Growth Area. The provisions of this zone have been designed to meet Section 604(3) of the Pennsylvania Municipalities Planning Code (PA MPC), which requires the Zoning Ordinance to be designed to preserve prime agriculture and farmland considering topography, soil type and classification, and present agriculture use. In order to preserve the agricultural and rural character of the area, public sewer and water utility services shall not be extended into the Agriculture Zone, and instead, each use in this zone shall be serviced with on-lot sewer and water facilities.

See § 270-3.2: Agriculture Zone (A) for complete, detailed information on this district.

AH Agriculture Holding Zone image/svg+xml

Statement of intent:

(1) This zone represents staged future growth areas of East Hempfield Township that are not yet needed for development. The locations of these zones coincide with large concentrations of farming amid the Township's "urban growth area" landscape. Because of the need to stage development within the Township, areas within this zone are intended to be kept in "holding" and subject to less intensive development until such time as other more suitable sites are developed and until such time as the Township determines there is a need to rezone to a more intensive use.

(2) Although public utilities exist, or are expected within these areas, their use will not increase potential development intensity. Rather, strict density limitations will be imposed on the Agriculture Holding Zones that provide for reasonable use of the land, yet provide disincentive for premature development.

See § 270-3.14: Agriculture Holding Zone (AH) for complete, detailed information on this district.

C Campus Zone image/svg+xml

Statement of intent:
To recognize existing and reserve future areas of the Township for the development of institutional campuses. Predominant characteristics of a campus-style development include a mixture of uses that are complementary to the principal use. Design standards should be flexible to accommodate a variety of types of campus-style development. This zone requires that special attention be given to design to ensure all elements of a campus development, particularly pedestrian connectivity, streetscape, and landscaping enhancements, are coordinated and fit within a planned campus development.

See § 270-3.11: Campus Zone (C) for complete, detailed information on this district.

CBC Community Business Center Zone image/svg+xml

Statement of intent:
This zone provides East Hempfield Township residents with major goods and services at a size and scale that is appropriate with surrounding neighborhoods. The zone represents existing and new business areas in the Township that are contiguous to the Township's major corridors in the Designated Growth Area in the East Hempfield Township Comprehensive Plan. These areas have the carrying capacity to accommodate moderately sized business activities. A major organizing feature of these business areas is the roadway corridor; therefore, design features of the corridor to provide streets that accommodate motorized and nonmotorized vehicular and pedestrian traffic and parking in a safe, efficient and attractive manner is of paramount importance. The zone provides opportunities for live-work arrangements in multi-use structures.

See § 270-3.9: Community Business Center Zone (CBC) for complete, detailed information on this district.

E Enterprise Zone image/svg+xml

Statement of intent:
Areas of the community that are prime for business enterprise due to vehicle and/or rail access, utilities and infrastructure. The uses within this zone, due to their size, scale, potential environmental impacts, truck traffic, rail access, and type of activity, are appropriately located at a desirable distance from neighborhoods, schools, parks and recreation areas. These business areas provide essential benefits to the Township including employment and economic/financial stability that help to create a more sustainable community.

See § 270-3.12: Enterprise Zone (E) for complete, detailed information on this district.

ME Mineral Extraction Zone image/svg+xml

Statement of intent:
To continue to reserve the area of East Hempfield Township that is specifically designated for mineral extraction activities, due to the presence of existing mineral extraction activities and the presence of mineral resources.

See § 270-3.4: Mineral Extraction Zone (ME) for complete, detailed information on this district.

RB Rural Business Zone image/svg+xml

Statement of intent:
This zone recognizes East Hempfield Township's historically diverse settlement pattern within its agricultural and rural area. The pattern of this development includes small clusters of commercial and industrial uses together with residential uses within a rural setting. The commercial and industrial uses provide a support base for agricultural uses within the Rural Business Zone and also within adjacent and nearby agricultural zones. In order to preserve the agricultural and rural character of the area, public sewer and water utility services shall not be extended into the Rural Business Zone, and instead, each use in this zone shall be serviced with on-lot sewer and water facilities.

See § 270-3.3: Rural Business Zone (RB) for complete, detailed information on this district.

RCC Regional Commerce Center Zone image/svg+xml

Statement of intent:
To designate areas for mixed use commerce centers, which provide opportunities for the development of major employment complexes, with a focus on priority business clusters; office, research, and light industrial complexes; and economic development. These primary activities are supplemented by a modest amount of retail sales, service and repair and service activities to serve the needs of the commerce center employees. The zone has direct access to a complete transportation network, which accommodates both local and regional traffic. Special attention is given to design to ensure all elements of the center are coordinated and fit into the community character of East Hempfield Township.

See § 270-3.10: Regional Commerce Center Zone (RCC) for complete, detailed information on this district.

RL Low-Density Residential Zone image/svg+xml

Statement of intent:
This zone supports and protects a suburban residential lifestyle as well as other low-density residential housing sizes and types considered to be appropriate for existing and/or new neighborhoods. Such suburban neighborhoods shall include or be in close proximity to recreational lands and shall be serviced by public infrastructure.

See § 270-3.5: Low-Density Residential Zone (RL) for complete, detailed information on this district.

RM Medium-Density Residential Zone image/svg+xml

Statement of intent:
This zone provides opportunities for medium-density housing offering a range of housing types, sizes and permits ancillary businesses that service existing and new neighborhoods. Such neighborhoods should include or be in close proximity to recreational lands and shall be serviced by public infrastructure.

See § 270-3.6: Medium-Density Residential Zone (RM) for complete, detailed information on this district.

ROS Recreation/Open Space Zone image/svg+xml

Statement of intent:
This zone intends to provide greater design flexibility, efficiency, and options for conserving open space and park/recreation areas and reducing infrastructure needs required for typical development. The regulations of the zone provide the impetus to create development harmonious with the landscape and important natural amenities; to encourage design concepts that complement East Hempfield Township's scenic and historic character; and to protect and develop open spaces within neighborhoods. Future development should be focused on creating a network of open spaces throughout the community. East Hempfield Township desires connections between natural and recreational areas; and, specifically, to establish a greenway system along stream corridors that would interconnect with regional and county greenway systems.

See § 270-3.13: Recreation/Open Space Zone (ROS) for complete, detailed information on this district.

TR Transportation Right-Of-Way Zone image/svg+xml

Statement of intent:
The purpose of this zone is to define the area that is utilized for major transportation corridors. The only buildings or other structures permitted within this zone shall be limited to those that are needed for the transportation facilities located within the right-of-way. These areas are good locations for public infrastructure and associated facilities.

See § 270-3.15: Transportation Right-Of-Way Zone (TR) for complete, detailed information on this district.

VC Village Center Zone image/svg+xml

Statement of intent:
This zone recognizes East Hempfield Township's original residential, commercial and mixed-use settlement pattern within its village areas. This established pattern of development includes higher intensities of development that integrates a mix of business and residential uses. The Village Center Zone provides opportunities for redevelopment, infill and reuse of existing, particularly historic structures.

See § 270-3.8: Village Center Zone (VC) for complete, detailed information on this district.

VR Village Residential Zone image/svg+xml

Statement of intent:
This zone strives to enhance and protect existing traditional village-residential areas in East Hempfield Township. The VR Zone encourages a mix of housing types. High priority is given to maintaining the village's existing historic and cultural character.

See § 270-3.7: Village Residential Zone (VR) for complete, detailed information on this district.