A. 
To recognize that prime agricultural soils are a limited natural resource and to minimize the development of lands characterized by such soils for nonagricultural activities.
B. 
To protect agriculture as an economic activity, particularly in areas characterized by prime agricultural soils and active farming operations.
C. 
To permit, with limited exceptions, agriculture and agricultural support uses.
D. 
To maintain and implement growth boundary policies which have been established as part of the Comprehensive Plan.
[Amended 8-4-2025 by Ord. No. 380]
A. 
Principal uses permitted by right:
(1) 
Agricultural operation, subject to the provisions specified under § 375-23030 of this chapter. The agricultural operation shall exclude concentrated animal feeding operations, concentrated animal operations and/or cervidae livestock operations.
(2) 
Forestry, subject to the provisions specified under § 375-23290 of this chapter.
(3) 
Greenhouse as a commercial use, subject to the provisions of § 375-23330 of this chapter.
(4) 
Heavy equipment sales, service and repair facility as a principal use to support agricultural operations, subject to the provisions of § 375-23350 of this chapter.
(5) 
Municipal use, subject to the provisions specified under§ 375-23500 of this chapter.
(6) 
Nursery as a principal or accessory use, subject to the provisions specified under § 375-23520 of this chapter.
(7) 
Places of worship, provided that the lot size for such use shall not exceed five acres, subject to the provisions of § 375-23580 of this chapter.
(8) 
Recreation use that is classified as a municipal recreation use, subject to the provisions specified under § 375-23620 of this chapter.
(9) 
Single-family detached dwelling, subject to the provisions specified under § 375-3040 of this chapter.
B. 
Accessory uses permitted by right:
(1) 
Accessory uses and structures that are customarily and clearly accessory to a permitted use are permitted by right, subject to the provisions of this chapter.
(2) 
Alternative energy facilities as an accessory use, which may include geothermal heat pumps, solar energy systems, wind turbines, wind energy facilities or wood-fired boilers, subject to the provisions specified under § 375-23050.1 of this chapter.
(3) 
ECHO housing as an accessory use to a permitted single-family detached dwelling, subject to the provisions specified under § 375-23240 of this chapter.
(4) 
Day-care facility as an accessory use, subject to § 375-23220 of this chapter.
(5) 
Farm-support business use, subject to the provisions specified under § 375-23260 of this chapter.
(6) 
Home occupation use as a no-impact accessory residential use, subject to the provisions specified under § 375-23370 of this chapter.
(7) 
Horse barn for the keeping of horses for transportation for non-commercial purposes on less than 10 acres of land, subject to the provisions specified under § 375-23380 of this chapter.
(8) 
Residential accessory uses and structures for a permitted residential use, subject to the provisions specified under § 375-22030 and § 375-23660 of this chapter.
(9) 
Roadside stand for the sale of agricultural or horticultural products, subject to the provisions specified under § 375-23710 of this chapter.
(10) 
Satellite receiving and/or transmitting dish antenna with a maximum diameter of six feet, which may be mounted on the side or rear facade or roof of a building or ground mounted in the side or rear yard, subject to the provisions of § 375-23730 of this chapter.
(11) 
Telecommunication or wireless communication facilities located on an existing building or structure, subject to the provisions specified under § 375-23810 of this chapter.
(12) 
Veterinary office as an accessory use, subject to § 375-23860 of this chapter.
(13) 
Family farm market, subject to the provisions specified under § 375-23255 of this chapter.
C. 
Uses permitted by special exception, pursuant to the provisions specified under § 375-25070 of this chapter:
(1) 
Bed-and-breakfast establishment, as a principal or accessory use within a single-family detached dwelling, subject to the provisions specified under § 375-23110 of this chapter.
(2) 
Cemetery, subject to the provisions specified under § 375-23160 of this chapter.
(a) 
The area dedicated to cemetery use shall not exceed five acres.
(b) 
The cemetery shall have direct vehicular access to either a collector road or an arterial road.
(3) 
Concentrated feeding animal operation (CAFO) or concentrated animal operation (CAO), subject to the provisions specified under § 375-23180 of this chapter.
(4) 
Home occupation as a minimal impact accessory use to a single-family detached dwelling, subject to the provisions specified under § 375-23370 of this chapter.
(5) 
Kennel as an accessory use to an agricultural operation or farm, subject to the provisions specified under § 375-23410 of this chapter.
(6) 
Landscape business office as an accessory use to a nursery, subject to the provisions specified under § 375-23520 of this chapter.
(7) 
Public utility building and/or structures, subject to the provisions specified under § 375-23610 of this chapter.
(8) 
Satellite receiving and/or transmitting dish antenna with a maximum diameter of six feet, which may be mounted on front facade of a building or ground mounted in the front yard, subject to the provisions of § 375-23730 of this chapter.
(9) 
School that is classified as a public or private school for students in kindergarten through 12th grade, subject to the provisions specified under § 375-23740 of this chapter and the following lot area requirements and land use restrictions:
(a) 
Schools designed to accommodate more than 50 students shall be contained on a lot containing a minimum of one acre, which shall have direct vehicular access to a collector road or an arterial road.
(b) 
Schools designed to accommodate 50 or fewer students shall either occupy a lot of two acres or less or be sited on a larger lot such that the area dedicated to school use is two acres or less.
(10) 
Shooting range, subject to the provisions specified under § 375-23760 of this chapter.
(11) 
Single-family attached dwelling as a second dwelling, subject to the provisions specified under § 375-23780 of this chapter.
(12) 
Tourist home, as a principal or accessory use within a single-family detached dwelling, subject to the provisions specified under § 375-23110 of this chapter.
(13) 
Veterinary office, subject to the provisions specified under § 375-23860 of this chapter.
D. 
Uses permitted by conditional use, pursuant to the provisions specified under § 375-25080 of this chapter:
(1) 
Alternative energy facilities as an accessory use, which may include manure digesters, subject to the provisions specified under § 375-23050.1 of this chapter.
(2) 
Alternative energy facilities as a principal use, which may include geothermal heat pumps, solar energy systems, wind turbines or wind energy facilities, subject to the provisions specified under § 375-23050.2 of this chapter.
(3) 
Historic resource overlay uses and site improvements, subject to the provisions specified under § 375-21050 (Historic Overlay District) of this chapter.
(4) 
Regional impact development containing the permitted uses within the AG Zoning District, subject to the provisions of § 375-23640 of this chapter.
(5) 
Family farm market as an accessory use, which cannot meet one or more of the provisions specified under § 375-23255 of this chapter.
A. 
Unless otherwise specified, the following lot area requirements shall apply:
(1) 
For all uses where sanitary sewerage is provided by an individual on-lot system, the minimum lot size per dwelling unit or other principal building or use shall be 40,000 square feet. The maximum lot size for residential uses shall be two acres. If a larger area is required in order to accommodate an on-lot sewage disposal system in compliance with the regulations of a county or state agency with jurisdiction, a larger lot may be permitted to make such accommodation, provided that the required lot area does not exceed the minimum land area required by the county or state agency with jurisdiction.
(2) 
For all uses where public sanitary sewerage disposal service is accessible at the time that subdivision is proposed, the minimum lot size per principal building or use shall be 22,500 square feet. The maximum lot size for residential uses shall be two acres.
(3) 
For lots where public sanitary sewerage disposal service would require an extension of the existing infrastructure, the requirements of § 375-3030A(1) shall apply. Construction of an extension to the infrastructure shall not entitle the developer to the smaller lot size provided for by § 375-3030A(2).
(4) 
Unless otherwise specified by other provisions contained within Article XXIII of this chapter, the minimum lot area for all other principal nonresidential uses shall be 40,000 square feet.
B. 
Lot width, building setback and dimensional requirements for a principal use.
(1) 
The minimum lot width requirements shall be as follows:
(a) 
Lots that are served by public sanitary sewage disposal facilities shall have a minimum lot width of 60 feet as measured at the street right-of-way line and 100 feet, as measured at the front yard setback line.
(b) 
Lots that are not served by public sanitary sewage disposal facilities shall have a minimum lot width of 75 feet as measured at the street right-of-way line and 125 feet, as measured at the front yard setback line.
(2) 
The minimum front yard setback requirements shall be as follows:
(a) 
The minimum building setback line shall be 40 feet, as measured from the street right-of-way line.
(b) 
For areas within the AG Zoning District where existing buildings are located closer to the street than is permitted by these regulations, a new building may be placed at the same setback distance as the adjacent buildings provided that it is located within 200 feet of the adjacent buildings. If the adjacent buildings have varying setbacks, the proposed building shall not be located closer to the street than the average setback distance of the said adjacent buildings or 10 feet behind the street right-of-way, whichever is greater.
(3) 
The minimum side yard setback shall be 20 feet.
(4) 
The minimum rear yard setback shall be 50 feet.
(5) 
The maximum building and lot coverage requirements shall apply:
(a) 
For residential and agricultural uses, no more than 20% of a lot shall be covered by buildings, except for residential lots larger than two acres that are permitted pursuant to § 375-3030A(1), where the limit shall be 17,424 square feet. Any use other than residential and agricultural shall be permitted a maximum building coverage of 30%.
(b) 
For residential and agricultural uses, no more than 30% of a lot shall be covered by any combination of buildings, structures and impervious surfaces, including permeable paving, except for residential lots larger than two acres that are permitted pursuant to § 375-3030A(1), where the limit shall be 34,848 square feet. Any use other than residential and agricultural shall be permitted a maximum lot coverage of 50%.
C. 
Setback and dimensional requirements for an accessory use.
(1) 
The following regulations shall apply to unattached buildings for accessory uses that are 120 square feet or less of gross floor area:
(a) 
The minimum front yard setback line from all streets shall be 15 feet to the rear of the front facade of the principal building. When located on a farm property, accessory structures may be located in front of a dwelling.
(b) 
The minimum side yard setback shall be 10 feet.
(c) 
The minimum rear yard setback shall be four feet.
(2) 
The following regulations shall apply to unattached buildings for accessory uses that exceed 120 square feet of gross floor area:
(a) 
The minimum front yard setback line from all streets shall be 15 feet to the rear of the front facade of the principal building.
(b) 
The minimum side yard setback shall be 20 feet.
(c) 
The minimum rear yard setback shall be six feet.
D. 
The maximum height provisions shall apply to principal buildings or structures:
(1) 
Unless otherwise permitted, the maximum height of a principal use shall be 35 feet.
(2) 
Taller buildings or structures are permitted, provided that an additional setback of two feet is provided for every one foot of height in excess of 35 feet up to a maximum height of 50 feet.
(3) 
Principal buildings and structures for the exclusive use of agricultural operations and not for human occupancy shall not exceed 60 feet in height.
E. 
The maximum height provisions shall apply to accessory buildings or structures:
(1) 
The maximum height shall be 12 feet for an accessory building that is 120 square feet or less of gross floor area.
(2) 
The maximum height shall be 25 feet for an accessory building that exceeds 120 square feet of gross floor area.
(3) 
The maximum height shall be 60 feet for an accessory agricultural building or structure including a silo.
A. 
It is the intent of the Board of Supervisors to implement the mandate of § 604(3) of the Pennsylvania Municipalities Planning Code (MPC) to preserve prime agricultural land through the enactment of these regulations. Therefore, the Agricultural (AG) Zoning District limits the subdivision of lots from farms and the development of principal uses and structures on existing farms as follows:
(1) 
Parcels of land containing less than 10 acres may consider the subdivision options contained within § 375-3030 of this chapter. All principal and accessory uses as well as other development criteria shall comply with this chapter.
(2) 
Parcels of land containing 10 to 25 acres shall not be further subdivided. All principal and accessory uses as well as other development criteria shall comply with this chapter.
(3) 
Parcels of land over 25 acres may consider the subdivision options contained within § 375-3040 of this chapter. All principal and accessory uses as well as other development criteria shall comply with this chapter.
(4) 
The AG Zoning District limits the development of agricultural tracts, regardless of whether such development is accomplished by subdivision of land development as those terms are defined by the MPC. Further, the AG Zoning District also imposes maximum lot size requirements for uses other than agriculture in order to provide for the retention of tract of sufficient size to be used for agricultural purposes.
B. 
Section § 375-3040C of this chapter shall be used to determine the permissible number of lots that may be subdivided (including but not limited to farms) as well as the number of new principal uses that may be established within the AG Zoning District. The "lot area" calculation shall be based upon all contiguous land within the AG Zoning District (formerly the Rural Zoning District) held in single and separate ownership, which was held by the landowner or his/her predecessor(s) in title on January 23, 1987. If such land was not classified within the Agricultural Zoning District (formerly the Rural Zoning District) on January 23, 1987, then the "lot area" calculation shall be based upon the contiguous land held in single and separate ownership on the date such land was first rezoned to the AG Zoning District (formerly the Rural Zoning District). For the purposes of this section of this chapter, land held in single and separate ownership shall be considered to be contiguous regardless of whether:
(1) 
Such land is divided into one or more lots, parcels, purports, or tracts;
(2) 
Such land was acquired by the landowner at different times or by different deeds or other means; or
(3) 
Such land is divided by public or private streets or rights-of-way.
C. 
For each 25 acres of contiguous land under single ownership as of January 23, 1987 (referred to henceforth as the "parent tract"), there may be one dwelling unit constructed upon such parent tract, or one lot may be subdivided from the said tract, provided that the new lot and the subsequent configuration of the parent tract shall both comply with all of the area and bulk regulations of this section of this chapter, as well as with all applicable regulations of Chapter 368, Subdivision and Land Development, in effect.
D. 
The provisions of Article III of this chapter shall apply to all parcels of land legally existing on the enactment date of this chapter. Regardless of size, no lot subsequently subdivided from its parent tract shall be permitted to accommodate a new dwelling, except as provided for by § 375-3040C of this chapter. Similarly, subsequent owner(s) 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 subsequent owner may only subdivide, for purposes of additional single-family dwellings, the number of lots, if any, remaining from the original number permitted by § 375-3040C of this chapter. In the event that a tract of land that was not classified as part of the AG Zoning District as of the enactment date of this chapter and was thereafter so classified, the size and ownership of such tract of land shall be determined as of the effective date of the change in the zoning classification.
E. 
Any single-family detached dwelling located in the AG Zoning District, which was in existence on January 23, 1987, or which was in existence on the effective date of any zoning amendment which thereafter changed the zoning classification of the land on which the single-family detached dwelling is located to the AG Zoning District shall not be included in determining the number of single-family detached dwellings permitted in accordance with the provisions of § 375-3040 of this chapter.
F. 
Any subdivision of land development plan hereafter filed shall specify which lot or lots shall carry a right of further subdivision or development, as specified under § 375-3040C of this chapter. Such information shall also be included in the deed for any new lots. If this information is not included on a subdivision or land development plan, it shall be presumed that the parent tract shall carry the right of further subdivision or land development under § 375-3040C of this chapter.
G. 
Notwithstanding the foregoing limitations on the maximum number of lots permitted to be subdivided contained under § 375-3040 of this chapter, if a lot is subdivided and transferred to East Lampeter Township, a municipal authority incorporated by East Lampeter Township, or the Commonwealth of Pennsylvania for the purpose of widening a right-of-way (such as for an intersection or road improvement), placement of a sewage pumping station, or similar use, 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 such agency.
H. 
No subdivision or lot add-on shall be permitted that increases the lot size of a lot used for residential purposes in excess of the maximum permitted lot size. Any lot with a lot area of two or fewer acres shall be presumed to be used for residential purposes. The lot area of such lot shall not be increased to more than two acres.
I. 
When a lot add-on transfers land from one farm to another farm, any unused quota of single-family detached dwellings as determined by the provisions specified under § 375-3040 of this chapter shall remain with the parent tract. A lot add-on shall not be considered as a residential subdivision or towards a permitted lot allocation when the parcels of land involve existing farms that are over 10 acres in lot size.
J. 
The number of lots that may be created, or the number of single-family dwellings or other principal nonagricultural buildings that may be erected, shall be fixed according to the size of the parent tract. This number shall not be increased by the subdivision of such parent tract. Any subsequent owner of a parent tract, land remaining in the parent tract after subdivision, or land that was formerly part of a parent tract, shall be bound by the actions of his predecessor.