[Amended 2-6-1979 by Ord. No. 1-1979; 5-7-1985 by Ord. No. 48; 12-9-1986 by Ord. No. 58; 4-21-1987 by Ord. No. 64; 5-14-1990 by Ord. No. 82; 5-14-1990 by Ord. No. 82; 8-9-1993 by Ord. No. 100; 6-12-1995 by Ord. No. 107; 1-27-2003 by Ord. No. 164; 5-27-2003 by Ord. No. 168; 2-9-2015 by Ord. No. 226; 5-12-2025 by Ord. No. 278; 9-22-2025 by Ord. No. 283]
A. 
Intended purpose. The primary purposes of this district are to protect and stabilize agriculture in areas of productive soils as an ongoing, viable, major component of the economy of the township and of Lancaster County, to permit with limited exceptions only those land uses and activities which are agricultural in nature, to encourage the preservation of the most productive farmland within the township as a valuable resource which is lost and not reclaimable once it is developed for building purposes and to prevent adverse effects resulting from the encroachment and mixing of residential and other incompatible development with agricultural uses. The preservation of land for agricultural purposes is a legitimate zoning objective under the Pennsylvania Municipalities Planning Code[1] which the township desires to implement by the regulations set forth in this section.
[1]
Editor's Note: See 53 P.S. § 10101 et seq.
B. 
Permitted uses shall be as follows:
(1) 
All forms of agriculture, horticulture and animal husbandry, except as noted in Subsection D(4) and (5) of this section, subject to the provisions of Article V, § 184-27, and Article VIII, § 184-65E(3) of this chapter.
(2) 
Nurseries and greenhouses.
(3) 
Roadside stands for the sale of farm products grown on the premises, provided that off-road parking space is provided for customers.
(4) 
Lodges or clubs for hunting, fishing, gunning or other similar recreational purposes.
(5) 
Public and nonprofit private outdoor recreation areas and facilities, parks (except amusement parks), playgrounds, picnic grounds, swimming clubs, camps, golf courses or country clubs (except driving ranges and miniature golf courses).
(6) 
Cemeteries and necessary incidental structures.
(7) 
Single-family detached dwellings.
(8) 
Public structures owned or operated by the township or a municipal authority created by the township.
C. 
Permitted accessory uses located on the same lot with the permitted principal use shall be as follows:
(1) 
Private garages or private parking areas.
(2) 
Signs pursuant to § 184-35.
(3) 
Family farm support business meeting all of the following criteria:
(a) 
The primary activity of the subject tract shall be agricultural and the tract shall be at least 25 acres in area.
(b) 
The family farm support business shall be secondary to the primary agricultural use and shall not change or reduce the exterior farm character.
(c) 
The family farm support business shall be located within existing conforming accessory buildings on the farm and shall not utilize a land area (including all buildings, parking and storage areas) in excess of one acre. No new buildings or additions to existing buildings shall be permitted, and the maximum building area of any family farm support business shall not exceed 4,000 square feet.
(d) 
When the farm containing a family farm support business is located adjacent to lands within a residential zoning district, no part of the family farm support business activity shall be located within 100 feet of the adjacent zoning boundary.
(e) 
The family farm support business shall be conducted and owned by the farmer in residence on the property, and only family members living on the farm shall be employed in the family farm support business.
(f) 
There shall be no outside storage of materials associated with a family farm support business located between the building and the street. Exterior storage of goods and materials shall be permitted only within a completely enclosed and screened area which shall not be visible from any adjoining residential lot.
(g) 
A family farm support business shall have a minimum fifty-foot long gravel or paved access apron extending into the farm parcel to prevent tracking of mud and manure onto the public road. Any access drive provided shall be of sufficient length to accommodate the off-road stacking of delivery and customer vehicles.
(h) 
The owner of the family farm support business shall not allow a nuisance condition to be created in terms of excessive noise, light, dirt or odor. The family farm support business shall be conducted in a manner which does not allow the accumulation of trash and debris.
(i) 
Only one family farm support business shall be permitted per farm. This includes a family farm support business in accordance with this subsection or a family farm support business which requires a special exception approval by the Zoning Hearing Board. For the purposes of this subsection, a “farm” shall be defined as an area of land employed by the farmer as a single economic agricultural enterprise, regardless of the number of contiguous parcels, plots or tracts comprising such enterprise.
(j) 
The applicant shall obtain a zoning permit for a family farm support business in accordance with § 184-51 of this chapter.
(4) 
No-impact home-based business.
D. 
Uses permitted with Zoning Hearing Board approval (special exception) shall be as follows:
(1) 
Churches or similar places of worship, parish houses, convents and other housing for religious personnel.
(2) 
Public or private schools, but not including correctional institutions.
(3) 
An accessory use not located on the same lot with the permitted principal use.
(4) 
Poultry houses for housing more than 500 birds.
(5) 
Structures for housing more than 300 head of livestock.
(6) 
Home occupations in accordance with § 184-29.
(7) 
Bed-and-breakfast establishments in accordance with § 184-39.
(8) 
Communications towers and antennas for the purpose of facilitating communications services and attendant support structures in accordance with § 184-43.1.
(9) 
Family farm support businesses which do not meet the criteria set forth in § 184-11C(3). Such family farm support businesses shall meet all of the following criteria:
(a) 
The family farm support business shall be secondary to the primary agricultural use which does not change or reduce the exterior farm character.
(b) 
The land area of the proposed family farm support business shall not utilize more than one acre, including all buildings, parking and storage areas. Exterior storage of goods and materials shall be permitted only within a completely enclosed and screened area which shall not be visible from any adjoining residential lot.
(c) 
The family farm support business shall be conducted and owned by the farmer in residence on the property.
(d) 
No more than two full-time and two part-time nonfamily members shall be employed in a family farm support business.
(e) 
The applicant shall demonstrate to the Zoning Hearing Board that the proposed family farm support business will not be detrimental to the agricultural uses of the Agricultural District and will not interfere or conflict with the continuation and perpetuation of agricultural activities and the health, safety and welfare of the community. The Zoning Hearing Board may require that impact studies be furnished which evaluate the effect of the proposed family farm support business upon the subject tract of land, the abutting properties and the community in general.
(f) 
The applicant shall acknowledge as part of the special exception application that additional Township, county, commonwealth and federal requirements may exist and that it is the applicant’s responsibility to comply with all additional requirements.
(g) 
If the proposed family farm support business requires the construction of new buildings or additions to existing buildings, the applicant shall provide information justifying that the location of the proposed construction does not unnecessarily utilize agricultural lands and/or does not have an adverse effect upon the existing agricultural uses of the farm.
(h) 
The land area of the family farm support business shall not, at any time, be permitted to be subdivided from the farm.
(i) 
A family farm support business shall have a minimum fifty-foot-long gravel or paved access apron extending into the farm parcel to prevent tracking of mud and manure onto the public road. Any access drive provided shall be of sufficient length to accommodate the off-road stacking of delivery and customer vehicles.
(j) 
The applicant shall demonstrate that the proposed family farm support business provides for the safe and efficient movement of traffic by addressing anticipated changes in vehicular movements. Any structure used for the family farm support business shall be located at least 100 feet from any property line and the legal right-of-way line.
(k) 
If required by the Zoning Hearing Board, suitable buffering shall be provided when the family farm support business is located within 100 feet of an adjacent residential structure.
(l) 
The owner of the family farm support business shall not allow a nuisance condition to be created in terms of excessive noise, dirt or odor. The family farm support business shall be conducted in a manner which does not allow the accumulation of trash and debris.
(m) 
When there is a change in the ownership or occupancy of the farm where there exists a family farm support business, or when there is a change in the management of the family farm support business, the continuation of the family farm support business shall be subject to a new special exception use approval for such continuation.
(n) 
Only one family farm support business shall be permitted per farm. For purposes of this subsection, a "farm" shall be defined as an area of land employed by the farmer as a single economic enterprise, regardless of the contiguity or number of parcels, plots or tract comprising such enterprise.
(o) 
The applicant shall obtain a zoning permit for a family farm support business in accordance with Section § 184-51 of this chapter
(10) 
Food processing facility in accordance with the following criteria:
(a) 
The food processing facility shall be located on a separate lot which shall not exceed 10 acres. Any lot to be developed with a food processing facility which is subdivided from a parent tract after November 1, 2014, shall not contain prime agricultural soils.
(b) 
The applicant shall provide evidence of the types of vehicles delivering raw materials to and taking processed foods from the food processing facility. The applicant shall demonstrate that the proposed food processing facility provides for the safe and efficient movement of traffic.
(c) 
The applicant shall demonstrate that the food processing facility will not be detrimental to the agricultural uses of the Agricultural District and will not interfere or conflict with the continuation and perpetuation of agricultural activities and the health, safety and welfare of the community.
(d) 
The applicant shall demonstrate a plan for proper disposal of all waste materials generated at the food processing facility.
(e) 
The applicant shall demonstrate that public sewer service and public water service were available to serve the lot on which the proposed food processing facility will be located on the effective date of this section. The applicant for a food processing facility shall not extend public sewer service or public water service into areas of the Agricultural District where such utilities do not exist on the effective date of this section.
(f) 
The maximum building coverage for a food processing facility shall be 25% and the maximum impervious surface coverage for a food processing facility shall be 55%.
(g) 
No retail sales shall be permitted at any food processing facility.
(11) 
Short-term rental subject to all requirements of § 184-43.5.
(12) 
Adaptive reuse of an agricultural building subject to all requirements of § 184-43.6.
E. 
Maximum number of dwellings or lots permitted.
(1) 
For each 50 acres of contiguous land (the "parent tract") under single ownership existing on December 14, 1986, one dwelling unit may be constructed on the parent tract, or one lot may be subdivided from the parent tract, provided that the parent tract and the lot shall comply with all of the lot size and yard regulations of this district and with any applicable subdivision and land development regulations. This provision shall not be deemed to apply to the transfer of land as a lot add-on for the sole purpose of increasing the size of an adjoining tract of land which is used and will continue to be used for agricultural purposes.
(2) 
A single-family detached dwelling may be erected on any single lot of record as of the effective date of this chapter, notwithstanding the limitations imposed by Subsection E(1) of this section. Such lot must be in single ownership and not of continuous frontage with other lots in the same ownership. This provision shall apply even though such lot fails to meet the requirements for minimum size or width, or both, that are applicable to this district, provided that yard dimensions and requirements other than those applying to minimum size or width, or both, of the lot shall conform to the regulations for this district.
(3) 
The provisions of this Subsection E shall apply to all parcels of land legally existing on December 14, 1986. Regardless of size, no lot subsequently subdivided from its parent tract shall qualify for additional single-family detached dwellings pursuant to this Subsection E. Similarly, any subsequent owner of any parcel of land legally existing on the effective date of this chapter shall be bound by the acts of previous owners in that such current owner may only subdivide, for purposes of additional single-family dwellings, the number of lots, if any, remaining from the original number permitted by this Subsection E. In the event that a tract of land which was not classified as part of the A Agricultural District on the effective date of this chapter is hereafter classified as part of the A Agricultural District, the size and ownership of such tract of land shall be determined as of the effective date of the change in the zoning classification.
(4) 
Any single-family detached dwelling located in the A Agricultural District which was in existence on the effective date of this chapter or which is in existence on the effective date of any zoning amendment hereafter enacted changing the zoning classification of a tract of land to the A Agricultural District shall not be included in determining the number of single-family detached dwellings permitted in accordance with the provisions of this Subsection E.
(5) 
Any subdivision or land development plan hereafter filed with the applicable approving body for a tract of land in the A Agricultural District shall specify which lot or lots shall carry with them the right to erect or place thereon any unused quota of single-family detached dwellings as determined by the provisions of this Subsection E. In the event that any lot shown on a subdivision or land development plan on which a single-family dwelling is to be erected or placed exceeds the maximum lot size for a single-family detached dwelling as provided in Subsection E(2) of this section, the portion of such lot to be used in conjunction with the single-family dwelling, not to exceed one acre, shall be delineated on the plan, and the remainder of said lot shall not be used for residential purposes. Any divisions or redivisions of land which are not considered subdivisions within the meaning of Chapter 155, Subdivision and Land Development, shall nevertheless be approved by the Zoning Officer prior to the lease, conveyance, sale or transfer of a lot or lots resulting from such division or redivision. A sketch plan which shows the existing tract boundaries, the proposed lots and the information which is required by this Subsection E to be shown on subdivision and land development plans shall be sufficient for this purpose. The Zoning Officer's review shall be limited to a determination of compliance with the requirements of this chapter. In no event shall any tract of land which is divided or redivided after the same becomes subject to the provisions of this section, nor any of the lots which are created by such division or redivision, result in an increase in the quota of single-family detached dwellings permitted by this Subsection E.
(6) 
Notwithstanding the foregoing limitations on the maximum number of lots permitted to be subdivided contained in this Subsection E, if a lot is subdivided and transferred to the township, a municipal authority incorporated by the township or the commonwealth, the subdivision of such lot shall not be counted against the maximum number of lots permitted to be subdivided from the tract. The property owner shall be entitled to subdivide the number of lots based upon the number of acres contained in the tract prior to the transfer of the lot to the township, the Authority or another governmental body.
F. 
Minimum and maximum lot size shall be as follows:
(1) 
The minimum lot area per dwelling unit or other principal use shall be 30,000 square feet.
(2) 
The maximum lot area per dwelling unit shall be one acre.
(3) 
The minimum lot width shall be 90 feet.
G. 
Minimum yard dimensions shall be as follows:
(1) 
Front yard: 40 feet.
(2) 
Each side yard: 15 feet.
(3) 
Rear yard: 30 feet.
H. 
Maximum building coverage, impervious coverage and height shall be as follows:
(1) 
Maximum building coverage:
(a) 
Lots five acres or greater: 10%.
(b) 
Lots less than five acres: 25%.
(2) 
Maximum impervious surface coverage:
(a) 
Lots five acres or greater: 15%.
(b) 
Lots less than five acres: 30%.
(3) 
Maximum height:
(a) 
In feet: 50 (excluding silos).
(b) 
In stories: 2 1/2.
A. 
Permitted uses shall be as follows:
(1) 
Single-family detached dwellings, except that mobile homes, as defined in this chapter, whether or not attached to a foundation, are prohibited.
[Amended 10-1-1983 by Ord. No. 43]
(2) 
Nurseries and greenhouses, with no retail sales permitted on the premises.
(3) 
Public schools, parochial schools and private schools which do not provide corrective, rehabilitative or remedial care or instruction.
(4) 
Public parks and playgrounds.
(5) 
Churches or similar places of worship.
(6) 
Public structures owned or operated by the township or a municipal authority organized by the township.
B. 
Permitted accessory uses located on the same lot with the permitted principal use shall be as follows:
(1) 
Private garages or private parking areas.
(2) 
Signs pursuant to § 184-35.
(3) 
Other customary accessory uses and buildings, provided that such are clearly incidental to the principal use and do not include any activity commonly conducted as a business.
(4) 
The keeping of riding horses and ponies, provided that:
[Amended 2-6-1979 by Ord. No. 1-1979]
(a) 
No more than two riding horses or ponies, in the aggregate, are permitted on less than two acres.
(b) 
For each additional riding horse or pony in excess of two riding horses or ponies, in the aggregate, one additional acre of land shall be required besides the two acres referred to in Subsection B(4)(a) of this section.
(c) 
All fences for enclosing the riding horses and ponies shall be located a minimum distance of 10 feet from all lot lines.
(d) 
No emission of unpleasant odors shall be permitted so as to be offensive outside the lot lines of the tract.
(5) 
Domestic pets; provided, however, that there shall be no breeding or raising of animals as a commercial venture.
(6) 
No-impact home-based business.
[Added 1-27-2003 by Ord. No. 164]
C. 
Uses permitted with Zoning Hearing Board approval (special exception) shall be as follows:
(1) 
Public or nonprofit private outdoor recreation areas and facilities, parks (except amusement parks), playgrounds, picnic grounds, swimming clubs, camps and golf courses (except driving ranges and miniature golf courses).
(2) 
Home occupations in accordance with § 184-29.
(3) 
Accessory uses not located on the same lot as the principal use.
(4) 
Bed-and-breakfast establishments in accordance with § 184-39.
[Amended 5-14-1990 by Ord. No. 82]
D. 
Minimum lot size.
[Amended 2-24-1992 by Ord. No. 88]
(1) 
The minimum lot area for all principal uses shall be as follows:
(a) 
With public water and public sanitary sewer service: 10,000 square feet.
(b) 
With on-lot water and public sanitary sewer service: 30,000 square feet.
(c) 
With on-lot sanitary sewage disposal: one acre.
(2) 
The minimum lot width for all principal uses shall be 90 feet.
E. 
Minimum yard dimensions shall be as follows:
(1) 
Front yard: 40 feet.
(2) 
Each side yard: 15 feet.
(3) 
Rear yard: 30 feet.
F. 
Maximum building coverage and height shall be as follows:
(1) 
Maximum building coverage: 20%.
(2) 
Maximum height:
(a) 
In feet: thirty-five (35.)
(b) 
In stories: two and one-half (21/2).
A. 
Permitted uses shall be as follows:
[Amended 2-24-1992 by Ord. No. 88]
(1) 
Single-family detached dwellings.
(2) 
Single-family semidetached dwellings.
(3) 
Two-family detached dwellings.
(4) 
Public schools, parochial schools or private schools; provided, however, that such schools do not provide correctional, rehabilitative or remedial care or instruction.
(5) 
Churches or similar places of worship.
(6) 
Public structures and uses owned or operated by the township or a municipal authority organized by the township.
B. 
Permitted accessory uses located on the same lot with the permitted principal use shall be as follows:
(1) 
Private garages or private parking areas.
(2) 
Signs pursuant to § 184-35.
(3) 
Customary accessory uses and buildings, provided that such are clearly incidental to the principal use and do not include any activity commonly conducted as a business.
(4) 
No-impact home-based businesses.
[Added 4-12-2021 by Ord. No. 258]
C. 
Uses permitted with Zoning Hearing Board approval (special exception) shall be as follows:
[Amended 5-14-1990 by Ord. No. 82; 2-24-1992 by Ord. No. 88]
(1) 
Multifamily dwellings in accordance with § 184-31.
(2) 
Townhouse dwellings in accordance with § 184-43.
(3) 
Mobile home parks in accordance with § 184-34.
(4) 
Home occupations in accordance with § 184-29.
(5) 
Bed-and-breakfast establishments in accordance with § 184-39.
(6) 
Retirement homes in accordance with § 184-42.
(7) 
Customary accessory uses to the above-listed uses.
D. 
Uses permitted by conditional use shall be as follows:
[Added 11-9-2009 by Ord. No. 207[1]]
(1) 
Traditional Residential Development Option, subject to provisions of §§ 184-43.3. and 184-70.1.
[1]
Editor's Note: This ordinance also redesignated former Subsections D through F as Subsections E through G, respectively.
E. 
Minimum lot size.
[Amended 2-24-1992 by Ord. No. 88]
(1) 
The minimum lot width shall be as follows:
(a) 
Detached buildings: 80 feet.
(b) 
Semidetached dwellings: 40 feet.
(2) 
The minimum lot area for detached dwellings and other principal detached buildings shall be as follows:
(a) 
Lots with both public water and public sewer service: 8,000 square feet.
(b) 
Lots with on-lot sewage disposal: one acre.
(3) 
The minimum lot area for semidetached dwellings shall be as follows:
(a) 
Lots with both public water and public sewer service: 4,000 square feet.
(b) 
Lots with on-lot sewage disposal: one acre.[2]
[2]
Editor's Note: Former Subsection E(4), regarding no-impact home-based businesses, added on 1-27-2003 by Ord. No. 164, was repealed 4-12-2021 by Ord. No. 258.
F. 
Minimum yard dimensions.
[Amended 2-24-1992 by Ord. No. 88]
(1) 
The minimum yard dimensions for detached dwellings and other principal detached buildings shall be as follows:
(a) 
Front yard: 20 feet.
(b) 
Each side yard: 15 feet.
(c) 
Rear yard: 25 feet.
(2) 
The minimum yard dimensions for semidetached dwellings shall be as follows:
(a) 
Front yard: 20 feet.
(b) 
One side yard: 15 feet.
(c) 
Rear yard: 25 feet.
G. 
Maximum building coverage and height shall be as follows:
(1) 
Maximum building coverage, including accessory structures: 25%.
(2) 
Maximum building height:
(a) 
In feet: 35.
(b) 
In stories: two and one-half (21/2).
A. 
Permitted uses shall be as follows:
(1) 
Retail business establishments selling food, beverages, drugs, cigars, candy, newspapers, books and stationery, dry goods, hardware, paint, variety goods, household goods and appliances, flowers, liquor, garden supplies and specialty and gift items, but excluding drive-in establishments and excluding stores in excess of 10,000 square feet of floor area and excluding shopping centers.
[Amended 2-13-1995 by Ord. No. 106]
(2) 
Service establishments, including barber- and beauty shops, tailor shops, eating and drinking establishments (provided that no mechanical or live entertainment is supplied on the premises), banks and financial institutions and establishments for laundering and dry cleaning of clothes, provided that dry cleaning is provided by self-service machines or done off the premises, but excluding automobile service or car washing establishments.
B. 
Permitted accessory uses located on the same lot with the permitted principal use shall be as follows:
(1) 
Private garages or private parking areas and off-street parking areas pursuant to the provisions of § 184-36.
(2) 
Signs pursuant to the provisions of § 184-35.
(3) 
Customary accessory uses and buildings, provided that such are clearly incidental to the principal use.
C. 
Uses permitted with Zoning Hearing Board approval (special exception) shall be as follows:
[Amended 12-9-1986 by Ord. No. 59]
(1) 
Accessory parking not located on the same lot with the principal use.
(2) 
Adult establishments in accordance with the standards and criteria set forth in § 184-38.
(3) 
Any other use as determined by the Board to be of the same general character as the permitted uses.
(4) 
Bed-and-breakfast establishments in accordance with § 184-39.
[Amended 5-14-1990 by Ord. No. 82]
(5) 
Retail business establishments selling food, beverages, drugs, cigars, candy, newspapers, books and stationery, dry goods, hardware, paint, variety goods, household goods and appliances, flowers, liquor, garden supplies and specialty and gift items, in excess of 10,000 square feet of floor area, subject to the requirements of § 184-32, but excluding drive-in establishments and excluding shopping centers.
[Added 2-13-1995 by Ord. No. 106]
(6) 
Communications towers and antennas for the purpose of facilitating communications services and attendant support structures in accordance with § 184-43.1.
[Added 6-12-1995 by Ord. No. 107]
D. 
Minimum lot size.
[Amended 2-24-1992 by Ord. No. 88]
(1) 
The minimum lot area and lot width for all principal uses shall be as follows:
(a) 
With public water and public sanitary sewer service: 12,000 square feet.
(b) 
With on-lot water and public sanitary sewer service: 20,000 square feet.
(c) 
With on-lot sanitary sewage disposal: one acre.
(2) 
The minimum lot width for all principal uses shall be 100 feet.
E. 
Minimum yard dimensions shall be as follows:
(1) 
Front yard: 30 feet.
(2) 
Each side yard: none required.
(3) 
Rear yard: none required; however, no building shall extend nearer to any residential district boundary in the rear than the rear yard required in that zone nor nearer on the side than the side yards required in the residential district. All property lines abutting residential districts along the side or rear shall be appropriately screened, fenced, walled, planted year round or enclosed with other suitable enclosure of a minimum height of four feet and a maximum height of seven feet.
F. 
Maximum coverage and height shall be as follows:
[Amended 7-9-2018 by Ord. No. 243]
(1) 
Maximum impervious surface coverage: 85%.
(2) 
Maximum height: 35 feet.
[Amended 2-6-1979 by Ord. No. 1-1979; 7-1-1980 by Ord. No. 36; 3-1-1983 by Ord. No. 39; 12-9-1986 by Ord. No. 59; 2-24-1992 by Ord. No. 88; 2-24-1992 by Ord. No. 88; 2-13-1995 by Ord. No. 106; 2-13-1995 by Ord. No. 106; 6-12-1995 by Ord. No. 107; 7-22-1996by Ord. No. 118; 1-26-1998 by Ord. No. 134; 3-27-2017 by Ord. No. 237; 7-9-2018 by Ord. No. 243; 3-11-2024 by Ord. No. 270; 5-12-2025 by Ord. No. 278; 9-22-2025 by Ord. No. 283]
A. 
Permitted uses shall be as follows:
(1) 
Retail stores or shops for the conducting of any retail business, excluding stores in excess of 10,000 square feet of floor area and excluding shopping centers.
(2) 
Business, professional or government offices and office buildings.
(3) 
Banks and savings and loan associations.
(4) 
Bowling alleys.
(5) 
Restaurants, cafes, taverns or other places serving food and beverages, except drive-ins.
(6) 
Theaters or motion-picture theaters, except drive-ins.
(7) 
Automobile or mobile home sales with accessory service facilities.
(8) 
Hotels and motels.
(9) 
Short-term rental subject to all requirements of § 184-43.5.
(10) 
Event venue. An event venue shall meet all requirements for a restaurant including, but not limited to, off-street parking.
B. 
Permitted accessory uses located on the same lot with the permitted principal use shall be as follows:
(1) 
A dwelling for a watchman or caretaker.
(2) 
Off-street parking areas pursuant to the provisions of § 184-36.
(3) 
Signs pursuant to § 184-35.
(4) 
Customary accessory uses and buildings, provided that such are clearly incidental to the principal use.
C. 
Uses permitted with Zoning Hearing Board approval (special exception) shall be as follows:
(1) 
Gasoline service stations.
(2) 
Drive-in restaurants.
(3) 
Car washes.
(4) 
Wholesale businesses.
(5) 
Accessory uses not located on the same lot with the permitted principal use.
(6) 
Adult establishments in accordance with the standards and criteria set forth in § 184-38.
(7) 
Any other uses as determined by the Board to be of the same general character as the permitted uses.
(8) 
Retail stores or shops for the conducting of any retail business in excess of 10,000 square feet of floor area, subject to the provisions of § 184-32.
(9) 
Shopping centers, subject to the provisions of § 184-32.
(10) 
Communications towers and antennas for the purpose of facilitating communications services and attendant support structures in accordance with § 184-43.1.
D. 
Minimum lot size. The minimum lot area and lot width for all principal uses shall be as follows:
(1) 
Area. The minimum lot area shall be 35,000 square feet for each principal use; provided, however, that the minimum lot area for two principal uses located within two semidetached buildings on the same lot shall be 35,000 square feet.
(2) 
Width. The minimum lot width shall be 100 feet.
E. 
Minimum yard dimensions shall be as follows:
(1) 
Front yard: 35 feet.
(2) 
Each side yard: 25 feet.
(3) 
Rear yard: 25 feet.
(4) 
Distance between buildings: 30 feet.
(5) 
Minimum yard dimensions for off-street parking and off-street truck loading facilities shall be as follows:
(a) 
Front yard along major streets as defined in Chapter 115, Subdivision and Land Development: 35 feet.
(b) 
Front yard along all other streets: 15 feet.
(c) 
Each side yard: 10 feet.
(d) 
Rear yard: 10 feet.
F. 
Maximum coverage and height shall be as follows:
(1) 
Maximum impervious surface coverage: 80%.
(2) 
Maximum height: 35 feet.
G. 
Sanitary sewage disposal. All uses within the C-2 General Commercial District shall be provided with public sanitary sewage disposal service.
A. 
Permitted uses shall be as follows:
(1) 
Heavy commercial uses, which shall be carried on in a completely enclosed building, except for off-street parking and loading facilities, including wholesale businesses, storage and warehousing establishments, truck and freight terminals, delivery and distribution centers, mechanical and vehicle equipment and repair establishments, dry-cleaning and dying plants and livestock markets. All livestock markets shall comply with the requirements for livestock markets set forth in this chapter.
[Amended 10-4-1988 by Ord. No. 76]
(2) 
Heavy commercial uses which do not require complete enclosure in a building include building materials, new and used machinery storage and sales, vehicle and trailer sales and storage, farm equipment and construction machinery establishments.
(3) 
General industrial uses, which shall be carried on in a completely enclosed building and which include the storage, manufacture, assembly, fabrication, packing, testing or other handling of products from raw materials and from other previously prepared materials, not including retail activity, provided that:
(a) 
Odor. No emission of unpleasant gases or other odorous matter shall be permitted in such quantities as to be offensive outside the lot lines of the tract.
(b) 
Toxic gases. The emission of noxious, toxic or corrosive gases or fumes injurious to persons, property or vegetation, beyond the lot lines occupied by the use, is prohibited.
(c) 
Glare and heat. Process shall be performed so as not to produce glare which is visible or heat which is objectionable beyond the property line of the lot on which the operation is located. Direct glare from incandescent exposed lights shall not be visible from adjoining streets or properties.
(d) 
Liquid waste or sewage. No discharge is permitted into a reservoir, sewage or storm disposal system, stream or open body of water or into the ground of any materials in such a way or of such nature or temperature as could contaminate any water supply or otherwise cause the emission of dangerous objectionable elements unless treated so that the insoluble substances — oils, grease, acids, alkalines and other chemicals — are in accordance with the standards as approved by the Water Pollution Control Board, appropriate agencies of the Department of Environmental Resources, other township regulations or other agencies having jurisdiction.
(e) 
Vibration. Vibration perceptible beyond the lot line shall not be permitted.
(f) 
Noise. No noise shall be audible beyond the lot line exceeding the average intensity of street traffic at the front lot line. Objectionable noises due to intermittence, beat, frequency or shrillness shall be muffled.
(g) 
Smoke, soot or dust. The emission of gray smoke at a density greater than No. 1 on a Ringelmann Chart, published by the United States Bureau of Mines, shall not be permitted, except that gray smoke of a shade not darker than No. 2 may be emitted for not more than four minutes in any thirty-minute period.
(h) 
Electric or electronic interference. Electric or electronic devices shall be shielded in such a manner as not to interfere with radio or television reception or transmission of any kind.
B. 
Permitted accessory uses located on the same lot with the permitted principal use shall be as follows:
(1) 
A dwelling for a watchman or caretaker.
(2) 
Off-street parking facilities.
(3) 
Signs pursuant to § 184-35.
(4) 
Restaurants, cafeterias or recreational facilities used for employees only.
(5) 
Accessory uses and structures to the manufacturing uses permitted.
C. 
Uses permitted with Zoning Hearing Board approval (special exception) shall be as follows:
(1) 
Junkyards, subject to § 184-33.
(2) 
Accessory uses not located on the same lot as the principal use.
(3) 
Communications towers and antennas for the purpose of facilitating communications services and attendant support structures in accordance with § 184-43.1.
[Added 6-12-1995 by Ord. No. 107]
C.1. 
Uses permitted with Board of Supervisors approval (conditional uses) shall be as follows:
[Added 10-14-2024 by Ord. No. 277]
(1) 
Alternative energy production system as a principal use subject to § 184-43.4.
D. 
Prohibited uses shall be as follows:
(1) 
Residential development or the construction of dwellings on existing lots or portions of lots zoned industrial.
(2) 
Public buildings.
(3) 
Any building for retail business or service, except where incidental to the principal permitted use.
E. 
Minimum lot size. The minimum lot area and lot width for all principal uses shall be as follows:
[Amended 2-24-1992 by Ord. No. 88]
(1) 
Area. The minimum lot area shall be 50,000 square feet for each principal use.
(2) 
Width. The minimum lot width shall be 100 feet.
F. 
Minimum yard dimensions shall be as follows:
[Amended 2-6-1979 by Ord. No. 1-1979]
(1) 
Front yard: 40 feet.
(2) 
Each side yard: 20 feet.
(3) 
Rear yard: 20 feet.
G. 
Maximum coverage and height shall be as follows:
[Amended 7-1-1980 by Ord. No. 36; 7-9-2018 by Ord. No. 243]
(1) 
Maximum impervious surface coverage: 80%.
(2) 
Maximum height: 45 feet.
H. 
Livestock market regulations.
[Added 10-4-1988 by Ord. No. 76]
(1) 
Minimum lot size shall be as follows:
(a) 
Ten acres.
(b) 
Five hundred feet.
(2) 
Minimum yard dimensions shall be as follows:
(a) 
Front yard: 100 feet.
(b) 
Each side yard: 100 feet.
(c) 
Rear yard: 100 feet.
(3) 
Maximum building coverage and height. The maximum building coverage and height shall be the same as that which is provided for in the I Industrial District.
(4) 
Storage of manure. All manure generated by the livestock market shall be stored under a roof. No on-lot outside storage of manure shall be permitted. All manure generated by the livestock market shall be disposed of in accordance with the rules and regulations of the appropriate agencies of the Department of Environmental Resources.
(5) 
Parking. There shall be at least one parking space for automobiles provided for every 1,500 square feet of gross floor area. There shall be at least one parking space for trucks provided for every 10,000 square feet of gross floor area.
(6) 
Loading. Loading spaces and docks shall be provided at the ratio of at least one space or dock for every 20,000 square feet of gross floor area.
(7) 
Screening abutting residences.
(a) 
A completely planted visual barrier or landscape screen shall be provided between any livestock market and any abutting residential district except where natural or physical man-made barriers exist.
(b) 
The screen shall be composed of evergreen trees arranged to form a high-level screen on a strip of land of a minimum width of 20 feet. The high-level screen shall consist of evergreen trees planted with specimens no younger than three years in age planted at intervals of not more than 10 feet. The evergreen trees shall be of a strain and type capable of growing to a width of 20 feet within 10 years of the date of planting. All plants not surviving three years after planting must be replaced.
(8) 
Screening public streets. A planted partial visual barrier or partial landscape screen shall be provided on the boundary of the lot of any livestock market along all public streets. The screen shall be composed of evergreen trees or large and small deciduous trees.
(9) 
Odor. No emission of unpleasant odors shall be permitted on a regular basis in such quantities as to be offensive outside the lot lines of the tract.
(10) 
Glare. A direct glare from incandescent, fluorescent, mercury vapor or quartz halogen exposed lights shall not be visible from adjoining streets or properties.
(11) 
Noise. No noise shall be audible beyond the lot line exceeding the average intensity of street traffic in the general vicinity of the lot.
(12) 
Liquid animal waste or animal sewage. No discharge shall be permitted into a reservoir, sewage or storm disposal system, stream or open body of water or into the ground of any liquid animal waste or animal sewage in such a way or of such a nature or temperature as could contaminate any water supply or otherwise cause the emission of dangerous or objectionable elements unless treated in accordance with the standards as approved by the Water Pollution Control Board, appropriate agencies of the Department of Environmental Resources, other township regulations or other agencies having jurisdiction.
(13) 
Distance. No structure used for a livestock market shall be located closer than 400 feet to any existing residential structure which is being occupied for residential purposes on the date the application for a zoning permit for a livestock market is filed with the township.
[Amended 8-9-1993 by Ord. No. 100]
I. 
Sanitary sewage disposal. All uses within the I Industrial District shall be provided with public sanitary sewage disposal service.
[Added 2-24-1992 by Ord. No. 88]
[Added 9-28-2009 by Ord. No. 206; amended 6-10-2024 by Ord. No. 274]
A. 
Purpose.
(1) 
To accommodate a mix of commercial and industrial uses in order to provide flexibility in developing areas within the Township that have access to arterial and major collector roads.
(2) 
To accommodate land uses and developments which are generally compatible with or supportive of the development and operation of a Mixed Use Enterprise District.
(3) 
To accommodate a mix of economically productive uses of land that will facilitate a broad range of businesses and employment centers in appropriate areas of the Township with access to arterial and major collector roads.
(4) 
To maintain and implement growth boundary policies, which have been established as part of the Conestoga Valley Region Strategic Comprehensive Plan.
B. 
Permitted uses shall be as follows.
(1) 
Agricultural operations, excluding concentrated animal feeding operations and/or concentrated animal operations.
(2) 
The following commercial uses:
(a) 
Retail stores or shops for the conducting of any retail business, excluding stores in excess of 10,000 square feet of floor area and excluding shopping centers.
(b) 
Business, professional or government offices and office buildings.
(c) 
Banks and savings and loan associations.
(d) 
Bowling alleys.
(e) 
Restaurants, cafes, taverns or other places serving food and beverages, except drive-ins.
(f) 
Theaters or motion-picture theaters, except drive-ins.
(g) 
Automobile or mobile home sales with accessory service facilities.
(h) 
Hotels and motels.
(3) 
The following industrial uses:
(a) 
Heavy commercial uses, which shall be carried on in a completely enclosed building, except for off-street parking and loading facilities, including wholesale businesses, storage and warehousing establishments, truck and freight terminals, delivery and distribution centers, mechanical and vehicle equipment and repair establishments, dry-cleaning and dying plants.
(b) 
Heavy commercial uses which do not require complete enclosure in a building include building materials, new and used machinery storage and sales, vehicle and trailer sales and storage, farm equipment and construction machinery establishments.
(c) 
General industrial uses, which shall be carried on in a completely enclosed building and which include the storage, manufacture, assembly, fabrication, packing, testing or other handling of products from raw materials and from other previously prepared materials, not including retail activity, provided that the standards identified under § 184-16A(3)(a) through (h) are satisfied.
(4) 
Permitted accessory uses located on the same lot with the permitted principal use shall be as follows:
(a) 
A dwelling for a watchman or caretaker.
(b) 
Off-street parking facilities pursuant to the provisions of § 184-36.
(c) 
Signs pursuant to § 184-35.
(d) 
Restaurants, cafeterias or recreational facilities used for employees only.
(e) 
Customary accessory uses and buildings, provided that such are clearly incidental to the principal use.
C. 
Uses permitted with Zoning Hearing Board approval (special exception) shall be as follows:
(1) 
Gasoline service stations.
(2) 
Drive-in restaurants.
(3) 
Car washes.
(4) 
Wholesale businesses.
(5) 
Any other uses as determined by the Board to be of the same general character as the permitted uses.
(6) 
Retail stores or shops for the conducting of any retail business in excess of 10,000 square feet of floor area, subject to the provisions of § 184-32.
(7) 
Shopping centers, subject to the provisions of § 184-32.
(8) 
Communications towers and antennas for the purpose of facilitating communications services and attendant support structures in accordance with § 184-43.1.
(9) 
A combination of commercial and/or industrial uses on a single property if such uses are otherwise permitted within the MUE Zoning District and each use satisfies the applicable performance criteria for that use.
D. 
Lot and dimensional regulations. Unless otherwise specified by this Zoning Ordinance, the minimum lot area and dimensional requirements shall be required for each principal use within the MUE Zoning District:
(1) 
The lot area for each use shall be subject to the following utility provisions:
(a) 
A minimum of three acres of land shall be required for lots occupied by uses with on-lot sewage disposal facilities and on-lot water supply facilities.
(b) 
A minimum of two acres of land shall be required for lots occupied by uses with public sewage disposal facilities and on-lot water supply facilities.
(c) 
A minimum of 40,000 square feet of land shall be required for lots occupied by uses with public sewage disposal facilities and public water supply facilities.
(2) 
The minimum lot width for each use shall be 100 feet.
(3) 
The minimum front yard setback shall be 40 feet.
(4) 
The minimum side yard shall be 25 feet for each side yard.
(5) 
The minimum rear yard shall be 25 feet.
(6) 
The maximum impervious coverage shall be 80%.
(7) 
The maximum height of a principal building shall be 45 feet.
(8) 
Minimum distance between buildings: 30 feet.
(9) 
Minimum yard dimensions for off-street parking and off-street truck loading facilities shall be as follows:
(a) 
Front yard along major streets as defined in Chapter 115, Subdivision and Land Development: 35 feet.
(b) 
Front yard along all other streets: 15 feet.
(c) 
Each side yard: 10 feet.
(d) 
Rear yard: 10 feet.
E. 
Utility provisions.
(1) 
All uses within the MUE District shall be serviced by public, private or on-lot sanitary sewer facilities. The applicant for approval of a use shall, at the first application (i.e. special exception, subdivision, or land development), present sufficient information to identify the type of sewage disposal proposed and to demonstrate that such sewage disposal shall comply with all applicable state regulations and Township ordinances. If on-lot sewage disposal is proposed, the applicant shall meet all requirements of Chapter 138, Sewers and Sewage Disposal, Article IV, Sewage Disposal Systems. The applicant shall demonstrate that sufficient sewage disposal capacity will be provided.
(2) 
All uses within the MUE District shall be serviced by public, private or on-lot water supply facilities. The applicant for approval of a use shall, at the first application (i.e. special exception, subdivision, or land development), present sufficient information to identify the type of water supply proposed and to demonstrate that such water supply shall comply with all applicable state regulations and Township ordinances. If on-lot water supply is proposed, the applicant shall meet all requirements of Chapter 155, Subdivision and Land Development. The applicant shall demonstrate that sufficient potable water capacity will be provided.
(3) 
All other utility provisions serving permitted uses within the MUE District shall be planned and installed in accordance with the specifications of the public utility provider supplying service. Unless otherwise required by the utility company or authority providing service, all utility connections shall be installed underground.