East Lampeter Township
City Zoning Code
City Zoning Code
ARTICLE IX
General Commercial C-2 Zoning District
§ 375-9010 Purpose.
A.
To accommodate commercial uses that meet a broader variety of retail needs of the community and the immediate surrounding areas than found within the C-2 Zoning District.
B.
To provide land for commercial uses and development that are designed to accommodate patrons traveling by automobile within a regional geographic area.
C.
To provide land with an appropriate level of highway access for the development of larger commercial operations within the context of the community.
D.
To maintain and implement growth boundary policies, which have been established as part of the Comprehensive Plan.
§ 375-9020 Permitted uses.
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)
Automobile repair and/or automobile service station, subject to the provisions specified under § 375-23080 of this chapter.
(3)
Automobile sales, subject to the provisions specified under § 375-23090 of this chapter.
(4)
Bowling alley, subject to the provisions specified under § 375-23130 of this chapter.
(5)
Contractor storage yard within an enclosed building, subject to the provisions of § 375-23190 of this chapter.
(6)
Convenience store, subject to the provisions specified under § 375-23200 of this chapter.
(7)
Day-care facility as a commercial use, subject to the provisions specified under § 375-23220 of this chapter.
(8)
Emergency service facility, subject to the provisions under § 375-23250 of this chapter.
(9)
Financial institution containing a maximum no more than two drive-through service lane, subject to the provisions specified under § 375-23280 of this chapter.
(10)
Forestry, subject to the provisions specified under § 375-23290 of this chapter.
(11)
Greenhouse as a commercial use, subject to the provisions specified under § 375-23330 of this chapter.
(12)
Home improvement and/or building supply store, subject to the provisions specified under § 375-23360 of this chapter.
(13)
Hotel and/or motel containing a maximum of 125 rental units or rooms, subject to the provisions specified under § 375-23400 of this chapter.
(14)
Mass transportation depot, subject to the provisions specified under § 375-23460 of this chapter.
(15)
Medical, dental, vision care, or counseling clinic, subject to the provisions specified under § 375-23470 of this chapter.
(16)
Municipal use, subject to the provisions specified under § 375-23500 of this chapter.
(17)
Museum, subject to the provisions specified under § 375-23510 of this chapter.
(18)
Office uses, subject to the provisions specified under § 375-23540 of this chapter.
(19)
Personal service facility, subject to the provisions specified under § 375-23570 of this chapter.
(20)
Places of worship, subject to the provisions specified under § 375-23580 of this chapter.
(21)
Public utility building and/or structures, subject to the provisions specified under § 375-23610 of this chapter.
(22)
Recreation use that is classified as a commercial recreation use, subject to the provisions specified under § 375-23620 of this chapter.
(23)
Recreation use that is defined as a municipal recreation use, subject to the provisions specified under § 375-23620 of this chapter.
(24)
Recreation use that is defined as a restricted recreation use, subject to the provisions specified under § 375-23620 of this chapter.
(25)
Restaurant containing no drive-through service lanes, subject to the provisions specified under § 375-23680 of this chapter.
(26)
Retail bakery or confectioner containing no drive-through service lanes, subject to the provisions specified under § 375-23690 of this chapter.
(27)
Retail sales containing no drive-through service lanes, subject to the provisions specified under § 375-23700 of this chapter.
(28)
School that is defined as a commercial school, subject to the provisions specified under § 375-23740 of this chapter.
(29)
Single-family dwelling, which existed prior to the adoption of this chapter shall follow the regulations for the R-3 Zoning District regarding single-family dwellings.
(30)
Shopping center, subject to the provisions specified under § 375-23770 of this chapter.
(31)
State or county highway maintenance facility, subject to the provisions specified under § 375-23800 of this chapter.
(32)
Theater, subject to the provisions specified under § 375-23820 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)
Amusement arcade as an accessory use within a building occupied by a permitted commercial use. The maximum floor area of an amusement arcade shall not exceed 5% of the gross floor area of the permitted commercial use.
(4)
Grocery store as an accessory use within a building occupied by a permitted shopping center or retail use, subject to the provisions specified under § 375-23340 of this chapter.
(5)
Home occupation use as a no-impact accessory residential use, subject to the provisions specified under § 375-23370 of this chapter.
(6)
Satellite receiving and/or transmitting dish antenna with a maximum diameter of three 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.
(7)
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)
Car wash, subject to the provisions specified under § 375-23150 of this chapter.
(2)
Farm-support business use as a business operation, subject to the provisions specified under § 375-23260 of this chapter.
(3)
Farmers market, subject to the provisions specified under § 375-23270 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)
Residential accessory uses and structures for a nonconforming use, subject to the provisions specified under § 375-22030 and § 375-23660 of this chapter.
(6)
Restaurant containing no more than one drive-through service lane, subject to the provisions specified under § 375-23680 of this chapter.
(7)
Retail bakery or confectioner containing no more than one drive-through service lane, subject to the provisions specified under § 375-23690 of this chapter.
(8)
Retail sales containing no more than one drive-through service lane, 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 three 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.
(10)
Social club and/or fraternal lodge, subject to the provisions of § 375-23790 of this chapter.
D.
Uses permitted by conditional use, pursuant to the provisions specified under § 375-25080 of this chapter:
(1)
Historic resource overlay uses and site improvements, subject to the provisions specified under § 375-21050 of this chapter.
(2)
Regional impact development containing the permitted uses within the C-2 Zoning District, subject to the provisions specified under § 375-23640 of this chapter.
§ 375-9030 Area, dimensional and height requirements.
A.
Unless otherwise specified, the following lot area requirements shall apply.
(1)
Unless otherwise specified by other provisions contained within Article XXIII of this chapter, the minimum lot area for all permitted nonresidential uses shall be 25,000 square feet.
(2)
All uses within the C-2 Zoning District shall be served by public sanitary sewage disposal facilities and by public water supply facilities.
B.
Lot width, building setback and dimensional requirements for a principal use.
(1)
The minimum lot width requirement for a permitted use shall be a 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 lot depth for a permitted use shall be 100 feet.
(3)
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 C-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. 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.
(4)
The minimum side yard setback requirements shall be as follows:
(a)
The minimum side yard setback shall be 10 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 20 feet if the property is located adjacent or adjoining to the AG, R-1, R-2 and/or R-3 Zoning District.
The side yard requirement may be modified to allow adjoining uses to share off-street parking, loading and internal access drives. |
(5)
The minimum rear yard setback requirements shall be as follows:
(a)
The minimum rear yard setback shall be 20 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 40 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 rear yard requirement may be modified to allow adjoining uses to share off-street parking, loading and internal access drives.
(6)
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 permitted accessory buildings or structures shall comply with the minimum setback requirements that are specified under § 375-9030 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 50 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 50 feet up to a maximum height of 65 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.