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Shippensburg City Zoning Code

ARTICLE VI

Manufacturing Districts

§ 150-22 Purpose.

[Amended 9-15-2020 by Ord. No. 948, approved 9-15-2020]
The purpose of the manufacturing districts is to permit and encourage industrial development that will be so located and designed as to constitute a harmonious and appropriate development, contribute to the soundness of the economic base of the Borough and otherwise further the purposes of this chapter. In addition, for qualifying, existing buildings in the Light Manufacturing District, the purpose is to also encourage the adaptive reuse for multiple-family residential use to increase neighborhood vitality while preserving the historic character of structures and the industrial architectural heritage of the district.

§ 150-23 Light Manufacturing (M-1) District.

A. 
Use regulations. A building may be erected or used, and a lot may be used or occupied, for the following purposes:
(1) 
Permitted uses in the Light Manufacturing (M-1) District:
(a) 
Office.
(b) 
Accessory use.
(c) 
Restaurant.
(d) 
Light-machine shop.
(e) 
Food processing.
(f) 
Food preparation.
(g) 
Printing.
(h) 
Bindery.
(i) 
Clothing and dress manufacturer.
(j) 
Weaving.
(k) 
Recycling.
(l) 
General assembly.
(m) 
Laboratory.
(n) 
[1]Retail.
[1]
Editor's Note: Former Subsection A(1)(n), Conversion of paper into party goods, was repealed 2-2-2010 by Ord. No. 853, approved 2-2-2010; said ordinance also redesignated former Subsection A(1)(o) through (t) as Subsection A(1)(n) through (s).
(o) 
Warehousing of goods associated with on-premises production.
(p) 
Information services.
(q) 
Forestry.
(r) 
Craftsman's shop.
(s) 
Fitness and health center, subject to the criteria set forth in § 150-62.2.
[Amended 2-4-2020 by Ord. No. 944, approved 2-4-2020]
(t) 
Automobile repair garages.
[Added 2-2-2010 by Ord. No. 853, approved 2-2-2010]
(u) 
Automobile service station.
[Added 2-2-2010 by Ord. No. 853, approved 2-2-2010]
(v) 
Dry cleaners.
[Added 2-2-2010 by Ord. No. 853, approved 2-2-2010]
(w) 
Laundromat.
[Added 2-2-2010 by Ord. No. 853, approved 2-2-2010]
(x) 
Video arcade.
[Added 2-2-2010 by Ord. No. 853, approved 2-2-2010]
(y) 
Plant nursery.
[Added 2-2-2010 by Ord. No. 853, approved 2-2-2010]
(z) 
Distribution.
[Added 2-2-2010 by Ord. No. 853, approved 2-2-2010]
(aa) 
No-impact home-based business.
[Added 10-18-2011 by Ord. No. 872, approved 10-18-2011]
(2) 
Conditional uses in the Light Manufacturing (M-1) District (see Article XIV):
(a) 
Day-care center.
(b) 
Place of worship.
(c) 
Hospital.
(d) 
Motor vehicle parking lot.
(e) 
Utility services.
(f) 
Public or private school.
(g) 
Cemetery.
(h) 
Municipal building and facility.
(i) 
Commercial communications antenna.
(j) 
Home occupation.
(k) 
Planned mixed-use business park.
(l) 
Tavern.
[Added 2-2-2010 by Ord. No. 853, approved 2-2-2010]
(m) 
Trade school.
[Added 2-2-2010 by Ord. No. 853, approved 2-2-2010]
(n) 
Emergency services station.
[Added 2-2-2010 by Ord. No. 853, approved 2-2-2010]
(o) 
Bakery.
[Added 2-2-2010 by Ord. No. 853, approved 2-2-2010]
(p) 
Multiple-family residential use as adaptive reuse of an existing building, according to the standards of § 150-52.1.
[Added 9-15-2020 by Ord. No. 948, approved 9-15-2020]
B. 
Dimensional regulations in the Light Manufacturing (M-1) District:
(1) 
Lot area and width. The lot area and width shall be not less than the following dimensions for each principal use hereafter established in this zone:
(a) 
Lot area minimum: one acre per use.
(b) 
Lot width minimum: 100 feet.
(2) 
Setbacks. Each lot shall provide front, side and rear setbacks not less than the following (see Shippensburg Borough Subdivision and Land Development Ordinance § 137-32):
(a) 
Front setback: 40 feet (see § 150-60).
(b) 
Side setback: 15 feet on both sides or 30 feet on any side abutting a residential use or zone.
(c) 
Rear setback: 50 feet (see §§ 150-54 and 150-55).
(3) 
Height. The height limit for a principal building shall be 45 feet when abutting a residential use or zone. The height limit shall be 75 feet otherwise.
(4) 
Lot coverage. Not more than 80% of the lot area shall be covered with impervious surface materials.
(5) 
Vegetative cover. At least 15% of the lot area shall be maintained in a vegetative cover.
C. 
Parking: See § 150-57.
D. 
Special design criteria. The following design regulations shall apply in the Light Manufacturing District (M-1):
(1) 
For lots adjoining a residential district or the corporate limits of the Borough, a buffer zone of not less than 25 feet shall be established and maintained, consisting of evergreens, shrubs or other screening vegetation.
(2) 
Lighting for parking areas and signs shall be designed in such a way so that it does not reflect onto the adjoining areas.
(3) 
Stormwater drainage shall be established on the site to control runoff onto adjoining lots or areas and be designed to improve water quality as approved by the Borough Engineer.

§ 150-24 Heavy Manufacturing (M-2) District.

A. 
Use regulations. A building may be erected or used, and a lot may be used or occupied, for the following purposes:
(1) 
Permitted uses in the Heavy Manufacturing (M-2) District:
(a) 
Office.
(b) 
Accessory use.
(c) 
Restaurant.
(d) 
Light-machine shop.
(e) 
Food processing.
(f) 
Food preparation.
(g) 
Printing.
(h) 
Bindery.
(i) 
Clothing and dress manufacturer.
(j) 
Weaving.
(k) 
Recycling.
(l) 
Laboratory.
(m) 
Metal fabricating.
(n) 
Forge.
(o) 
Chemical processing.
(p) 
Plastic processing.
(q) 
General assembly.
(r) 
[1]Retail.
[1]
Editor’s Note: Former Subsection A(1)(r), Conversion of paper into party goods, was repealed 2-2-2010 by Ord. No. 853, approved 2-2-2010; said ordinance also redesignated former Subsection A(1)(s) through (w) as Subsection A(1)(r) through (v).
(s) 
Warehousing of goods associated with on-premises production.
(t) 
Information services.
(u) 
Forestry.
(v) 
Craftsman's shop.
(w) 
Automobile repair garages.
[Added 2-2-2010 by Ord. No. 853, approved 2-2-2010]
(x) 
Automobile service station.
[Added 2-2-2010 by Ord. No. 853, approved 2-2-2010]
(y) 
Plant nursery.
[Added 2-2-2010 by Ord. No. 853, approved 2-2-2010]
(z) 
Distribution.
[Added 2-2-2010 by Ord. No. 853, approved 2-2-2010]
(2) 
Conditional uses in the Heavy Manufacturing (M-2) District (see Article XIV):
(a) 
Place of worship.
(b) 
Hospital.
(c) 
Day-care center.
(d) 
Fitness and health center.
(e) 
Public or private school.
(f) 
Utility services.
(g) 
Cemetery.
(h) 
Municipal building and facility.
(i) 
Motor vehicle parking lot.
(j) 
Commercial communications antenna.
(k) 
Adult-oriented facility.
(l) 
Planned mixed-use business park.
(m) 
Truck terminal and/or warehouse.
(n) 
Rental storage units.
(o) 
Emergency services station.
[Added 2-2-2010 by Ord. No. 853, approved 2-2-2010]
(p) 
Trade school.
[Added 2-2-2010 by Ord. No. 853, approved 2-2-2010]
(q) 
Tavern.
[Added 2-2-2010 by Ord. No. 853, approved 2-2-2010]
(r) 
Car wash.
[Added 2-2-2010 by Ord. No. 853, approved 2-2-2010]
(s) 
Dry cleaner.
[Added 2-2-2010 by Ord. No. 853, approved 2-2-2010]
(t) 
Laundromat.
[Added 2-2-2010 by Ord. No. 853, approved 2-2-2010]
(u) 
Bakery.
[Added 2-2-2010 by Ord. No. 853, approved 2-2-2010]
B. 
Dimensional regulations in the Heavy Manufacturing (M-2) District:
(1) 
Lot area and width. The lot area and width shall be not less than the following dimensions for each principal use hereafter established in this zone:
(a) 
Lot area minimum: one acre per use.
(b) 
Lot width minimum: 150 feet.
(2) 
Setbacks. Each lot shall provide front, side and rear setbacks not less than the following (see Shippensburg Borough Subdivision and Land Development Ordinance § 137-32):
(a) 
Front setback: 30 feet (see § 150-60).
(b) 
Side setback: 15 feet on both sides or 30 feet on any side abutting a residential use or zone.
(c) 
Rear setback: 50 feet (see §§ 150-54 and 150-55).
(3) 
Height. The height limit for a principal building shall be 45 feet when abutting a residential use or zone. The height limit shall be 75 feet otherwise.
(4) 
Lot coverage. Not more than 80% of the lot area shall be covered with impervious surface materials.
(5) 
Vegetative cover. At least 15% of the lot area shall be maintained in a vegetative cover.
C. 
Parking: See § 150-57.
D. 
Special design criteria. The following design regulations shall apply in the Heavy Manufacturing (M-2) District:
(1) 
For lots adjoining a residential district or the corporate limits of the Borough, a buffer zone of not less than 25 feet shall be established and maintained, consisting of evergreens, shrubs or other screening vegetation.
(2) 
Lighting for parking areas and signs shall be designed in such a way so that it does not reflect and is not directed onto the adjoining areas.
(3) 
Stormwater drainage shall be established on the site to control runoff onto adjoining lots or areas and be designed to improve water quality as approved by the Borough Engineer.