East Lampeter Township
City Zoning Code
City Zoning Code
ARTICLE XII
General Industrial I-2 Zoning District
§ 375-12010 Purpose.
A.
To accommodate large-scale industrial and manufacturing uses, particularly those with a regional impact, along with related service and support uses and compatible commercial activities, that may have more significant impact relative to the production of smoke, noise, odor, dust, and other nuisances.
B.
To provide design standards for the development of the lands in this district that will promote the creation of an attractive community.
C.
To maintain and implement growth boundary policies, which have been established as part of the Comprehensive Plan.
§ 375-12020 Permitted uses.
[Amended 8-18-2025 by Ord. No. 382]
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, commercial produce operations and/or cervidae livestock operations.
(2)
Contractor storage yard, subject to the provisions specified under § 375-23190 of this chapter.
(3)
Emergency service facility, subject to the provisions specified under § 375-23250 of this chapter.
(4)
Forestry, subject to the provisions specified under § 375-23290 of this chapter.
(5)
Heavy equipment sales, service and repair facility, subject to the provisions specified under § 375-23350 of this chapter.
(6)
Manufacturing use, subject to the provisions specified under § 375-23450 of this chapter.
(7)
Motor freight terminal containing a minimum lot are of five acres and a maximum lot area of 20 acres, subject to the provisions specified under § 375-23480 of this chapter.
(8)
Municipal use, subject to the provisions specified under § 375-23500 of this chapter.
(9)
Offices as a principal or accessory use, subject to the provisions specified under § 375-23540 of this chapter.
(10)
Principal uses permitted in combination, subject to the provisions specified under § 375-23590 of this chapter.
(11)
Public utility building and/or structures, subject to the provisions specified under § 375-23610 of this chapter.
(12)
Recreation use that is classified as a municipal recreation use, subject to the provisions specified under § 375-23620 of this chapter.
(13)
School that is classified as a commercial school, subject to the provisions specified under § 375-23740 of this chapter.
(14)
School that is classified as a public or private school, subject to the provisions specified under § 375-23740 of this chapter.
(15)
School that is classified as a vocational, mechanical and/or trade school, subject to the provisions specified under § 375-23740 of this chapter.
(16)
Self-storage facility, subject to the provisions specified under § 375-23750 of this chapter.
(17)
Transportation depot, subject to the provisions specified under § 375-23840 of this chapter.
(18)
Warehouse and distribution facility, subject to the provisions specified under § 375-23870 of this chapter.
(19)
Wholesale and distribution facility, subject to the provisions specified under § 375-23880 of this chapter.
(20)
Integrated business campus, subject to the provisions of § 375-23405 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 or wind energy facilities, subject to the provisions specified under § 375-23050.1 of this chapter.
(3)
Alternative energy facilities designed and operated as a local service area facility, which may include geothermal heat pumps, solar energy systems, wind turbines or wind energy facilities, subject to the provisions specified under § 375-23050.1 of this chapter.
(4)
Day-care facility as an accessory or subordinate use, subject to the provisions specified under § 375-23220 of this chapter.
(5)
Recreation use as an accessory or subordinate use, subject to the provisions specified under § 375-23620 of this chapter.
(6)
Repair facility, subject to the provisions specified under § 375-23650 of this chapter.
(7)
Restaurant and/or cafeteria as an accessory or subordinate use, subject to the provisions specified under § 375-23680 of this chapter.
(8)
Retail sales of goods and services produced on-site for a permitted manufacturing, warehouse, wholesale and/or distribution use, subject to the provisions specified under § 375-23700 of this chapter.
(9)
Satellite receiving and/or transmitting dish antenna with a diameter of less than six feet that is mounted to the side, rear or roof of a building, subject to the provisions specified under § 375-23730 of this chapter.
(10)
Telecommunication or wireless communication facilities located on an existing building or structure, subject to the provisions specified under § 375-23810 of this chapter.
C.
Uses permitted by special exception, pursuant to the provisions specified under § 375-25070 of this chapter:
(1)
Adult use, subject to the provisions of § 375-23020 of this chapter.
(2)
Farm-support business use as a business operation, subject to the provisions specified under § 375-3260 of this chapter.
(3)
Residential accessory uses and structures for a nonconforming use, subject to the provisions specified under § 375-22030 and § 375-23660.2 of this chapter.
(4)
Salvage yard, subject to the provisions specified under § 375-23720 (salvage yard) of this chapter.
(5)
Satellite receiving and/or transmitting dish antenna with a diameter of less than six feet that is located on the front facade of a building and/or located as a ground-mounted structure, subject to the provisions specified under § 375-23730 of this chapter.
(6)
Telecommunication or wireless communication facilities with a new support tower or structure, subject to the provisions specified under § 375-23810 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 of this chapter.
(4)
Regional impact development containing the permitted uses within the I-2 Zoning District, subject to the provisions specified under § 375-23640 of this chapter.
(5)
Uses that are not specifically permitted by this chapter, subject to the provisions specified under § 375-23850 of this chapter.
§ 375-12030 Area, dimensional and height requirements.
A.
Unless otherwise specified, the following lot area requirements shall apply:
(1)
The minimum lot size per principal building or use shall be one acres.
(2)
All uses shall be served by a public sanitary sewage disposal system and by a public water supply system (where available) or on-lot water supply system.
B.
Lot width, building setback and dimensional requirements for a principal use.
(1)
The minimum lot width requirement for a permitted use shall be 65 feet as measured at the street right-of-way line and 100 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 30 feet, as measured from the street right-of-way line.
(b)
For areas within the I-2 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.
(c)
For areas within the I-2 Zoning District, the minimum setback requirement shall not be less than 60 feet, as measured from the center line of the street, provided that the property across the street is located within the AG, R-1, R-2 and/or R-3 Zoning Districts.
(3)
The minimum side yard setback requirements shall be as follows:
(a)
The minimum side yard setback shall be 15 feet, provided that the property is not located adjacent or adjoining to the AG, R-1, R-2 and/or R-3 Zoning District.
(b)
The minimum side yard setback shall be 25 feet, provided that the property is located adjacent or adjoining to the AG, R-1, R-2 and/or R-3 Zoning District.
(c)
The side yard requirement may be modified to allow adjoining uses to share off-street parking, loading and internal access drives or if the industrial lot adjoins a rail siding.
(4)
The minimum rear yard setback requirements shall be as follows:
(a)
The minimum rear yard setback shall be 40 feet provided that the property is not located adjacent or adjoining to the AG, R-1, R-2 and/or R-3 Zoning District.
(b)
The minimum rear yard setback shall be 60 feet provided that the property is located adjacent or adjoining to the AG, R-1, R-2 and/or R-3 Zoning Districts.
(c)
The rear yard requirement may be modified if the industrial lot adjoins a rail siding.
(5)
The maximum building and lot coverage requirements shall apply:
(a)
No more than 60% of the lot shall be covered by buildings.
(b)
No more than 70% of a lot shall be covered by any combination of buildings, structures and impervious surfaces, including permeable paving.
(c)
If more than 50% of the required off-street parking spaces are located behind the front yard setback line, the maximum lot or impervious coverage requirement may be increased to a total of 75% of the lot.
C.
Unless otherwise specified elsewhere within this chapter, all accessory buildings or structures shall comply with the minimum setback requirements that are specified under § 375-12030 of this chapter.
D.
Unless otherwise specified by this chapter, the following height provisions shall apply to all permitted uses:
(1)
The maximum height of a building or structure occupied by a principal use shall be 70 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 70 feet up to a maximum height of 95 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.