West Hempfield Township
City Zoning Code
City Zoning Code
ARTICLE 500
I - Industrial Districts
§ 501.1 Intended purpose.
This zone provides for light industrial uses that do not necessarily have direct access to railroad or major highway corridors. Generally, the uses permitted attempt to create and sustain a distinct light industrial character that differs from the heavier industries and high traffic-generating commercial uses. Lot area requirements have been kept small to allow for the start-up of new business that could not afford to purchase expansive plant sites. Design standards have been imposed to maintain an attractive campus-like setting within the district as viewed from adjoining areas and roads. Finally, strict screening and buffering regulations are aimed at protecting adjoining areas.
§ 501.2 Uses and structures.
A.
Permitted uses.
1.
Wholesale storage or distribution; provided, however, that no individual storage or distribution facility shall exceed 20,000 square feet in floor area; provided, however, that no building containing any wholesale storage or distribution use shall exceed 100,000 square feet in floor area. A building including wholesale storage or distribution use may exceed 100,000 square feet in floor area only after receipt of conditional use approval.
2.
Car wash.
3.
Offices and office complex.
4.
Laboratories, experimental, research, testing in buildings up to 20,000 square feet floor area.
5.
Manufacturing.
6.
Municipal uses.
7.
Community utilities subject to the provisions of § 701.10.
8.
Large manure digester.
[Added 8-3-2010 by Ord. No. 4-10]
9.
Large solar energy production facility subject to the provisions of § 710.2.
[Added 8-3-2010 by Ord. No. 4-10]
10.
Large wind energy production facility subject to the provisions of § 710.3.
[Added 8-3-2010 by Ord. No. 4-10]
§ 501.3 Lot area, lot width, and coverage requirements.
§ 501.4 Setback requirements.
A.
Front yard. Front yard setback distances are determined by the kind of road or highway on which the property fronts as follows:
1.
Arterial: 80 feet from the street right-of-way line or 95 feet from the street centerline, whichever is the greater.
2.
Collector: 70 feet from the street right-of-way line or 85 feet from the street centerline, whichever is the greater.
3.
Local: 60 feet from the street right-of-way line or 75 feet from the street centerline, whichever is the greater.
B.
Side yard: A minimum of 50 feet each side.
C.
Rear yard: A minimum of 50 feet in depth.
D.
No building or structure shall be located nearer than 200 feet to an existing residential building unless the owner of such residence waives this restriction in writing to the Board of Supervisors.
§ 501.5 Building height regulations.
A.
The maximum building height shall be 50 feet.
B.
The maximum building height may, by conditional use approval, be increased to a maximum of 75 feet if the applicant demonstrates compliance with all of the following:
1.
The required front yard setback shall be increased by a minimum of 15 feet.
2.
All structures shall comply with the Township Building Code, codified as Chapter 51 of the Code of Ordinances, and with all other applicable fire and life safety requirements.
3.
Building design and site layout shall include safeguards to provide adequate emergency access to the building and all portions of the lot.
§ 501.6 Off-street parking regulations.
As provided for in § 707.
§ 501.7 Sign regulations.
As provided for in § 708.
§ 501.8 Performance standards.
As provided for in Article 800.
§ 502.1 Intended purpose.
It is the purpose of the I-2 General Industrial District to provide for industrial activities in areas affording adequate highway and/or railroad access that will not cause detrimental effects beyond the district boundary lines.
§ 502.2 Uses and structures.
A.
Permitted uses. A building may be erected, altered or used, and a lot may be used or occupied by one or more of the following:
1.
Any production, manufacturing, processing, cleaning, testing, repair, storage, and distribution of materials, goods, foodstuffs, and products not involving a retail activity on the lot subject to all applicable provisions of Article 800.
2.
Truck freight terminal.
3.
Administrative activities in support of manufacturing or industrial activities.
4.
Warehouse, wholesale sales, and/or storage.
5.
Community utilities subject to the provisions of § 701.10.
6.
Office.
7.
Airport.
8.
Agricultural and horticultural activities subject to Article 800.
9.
Lumber and coal yards, building material storage yards, contractor equipment and storage yards.
10.
Laboratories; experimental, research, testing or manufacturing.
11.
Municipal uses.
12.
Miniwarehouse subject to the provisions of § 710.1 herein.
13.
Large manure digester.
[Added 8-3-2010 by Ord. No. 4-10]
14.
Large solar energy production facility subject to the provisions of § 710.2.
[Added 8-3-2010 by Ord. No. 4-10]
15.
Large wind energy production facility subject to the provisions of § 710.3.
[Added 8-3-2010 by Ord. No. 4-10]
§ 502.3 Lot area, lot width, and coverage requirements.
§ 502.4 Setback regulations.
[Amended 5-6-2025 by Ord. No. 1-25]
A.
Front yard. Front yard setback distances are determined by the kind of road or highway on which the property fronts as follows:
1.
Arterial: 80 feet from the street right-of-way line or 95 feet from the street centerline, whichever is the greater.
2.
Collector: 70 feet from the street right-of-way line or 85 feet from the street centerline, whichever is the greater.
3.
Local: 60 feet from the street right-of-way line or 75 feet from the street centerline, whichever is the greater.
B.
Side yard: A minimum of 50 feet each side.
C.
Rear yard: A minimum of 50 feet in depth.
D.
A landscape buffer incorporating native trees or shrubs must be established along those property lines which adjoin residentially zoned properties, excluding properties that are located across a public right-of-way. This buffer can be provided by preserving existing landscape features and plantings or by installation of new plantings.
§ 502.5 Building height regulations.
A.
The maximum building height shall be 50 feet.
B.
The maximum building height may, by conditional use approval, be increased to a maximum of 75 feet if the applicant demonstrates compliance with all of the following:
1.
The required front yard setback shall be increased by a minimum of 15 feet.
2.
All structures shall comply with the Township Building Code, codified as Chapter 51 of the Code of Ordinances, and with all other applicable fire and life safety requirements.
3.
Building design and site layout shall include safeguards to provide adequate emergency access to the building and all portions of the lot.
C.
The maximum building height of a building in excess of 100,000 square feet may, by conditional use approval, be increased to a maximum of 150 feet if the applicant demonstrates compliance with all of the following:
[Added 7-2-2019 by Ord. No. 4-19]
1.
The property must front on an arterial or collector road.
2.
The property must be located within 1/2 mile of a major arterial road interchange (US Route 30 and I-283), measured from the property line to the closest point of the interchange by direct measurement and not by the distance using the roads to access the property from the interchange.
3.
Any part of a structure in excess of 75 feet in height shall be set back from property lines by a horizontal distance at least equal to the height of the structure.
4.
The part of the structure in excess of 75 feet in height shall be used as an automated high bay warehouse for storage and/or distribution of products and materials only and shall not contain offices or accessory office uses such break rooms, conference rooms, or restrooms.
5.
All structures shall comply with the Township Building Code, codified as Chapter 51 of the Code of Ordinances, and with all other applicable fire and life safety requirements.
6.
Building design and site layout shall include safeguards to provide adequate emergency access to the building and all portions of the lot.
7.
In addition to the landscaping requirements set forth in the Zoning Ordinance for the I-2 General Industrial District, a landscape buffer incorporating native trees and shrubs must be established along those property lines which do not adjoin other properties in the I-2 General Industrial District. This buffer can be provided by preserving existing landscape features and plantings or by installation of new plantings.
§ 502.6 Off-street parking regulations.
As provided for in § 707.
§ 502.7 Sign regulations.
As provided for in § 708.
§ 502.8 Performance standards.
As provided for in Article 800.
§ 503.1 Purpose.
A.
The Business Campus Overlay District shall be an overlay to the existing I-1 Light Industrial District as shown on the official West Hempfield Township Zoning Map, and, as such, shall serve as a supplement to the underlying I-1 Light Industrial District and regulations applicable to the I-1 Light Industrial District.
B.
The purpose of the Business Campus Overlay District is to provide for the orderly and integrated development of a business campus consisting of mixed industrial uses and accessory commercial facilities which exist for the primary purpose of serving business campus occupants.
§ 503.2 Site criteria.
A.
This Business Campus Overlay District shall only be applied to business campus sites which meet the following minimum criteria. An applicant for approval to develop under the Business Campus Overlay District regulations shall submit a detailed sketch plan of the entire business campus site to the Zoning Officer, Township Planning Commission and Board of Supervisors which specifically addresses the following issues:
1.
The business campus shall be served by public water and sewer.
2.
Applicant shall provide a detailed transportation plan to demonstrate that access to the business campus is adequate under Township standards. A plan to provide for improvements and upgrades to existing streets and intersections meeting all requirements of § 403 of the Subdivision and Land Development Ordinance[1] shall be provided when improvements are required or proposed.
[1]
Editor's Note: See Ch. 103, Subdivision and Land Development.
3.
The minimum area of a business campus site shall be 100 acres, which land shall be included on a single preliminary subdivision and/or land development plan. The business campus shall be developed as a single, integrated unit having shared access points, an internal street system, interconnected off-street parking facilities, common stormwater management facilities, and other improvements under the control of one entity who shall be the applicant with whom the Township shall deal.
4.
The entire business campus site shall be located within the Urban Growth Boundary as adopted or amended by the Board of Supervisors on the date applicant files the sketch plan required by this section.
5.
The business campus shall contain nonmotorized transportation facilities, including but not limited to sidewalks, walking paths and greenway linkages, which shall be an integral part of the business campus. The nonmotorized transportation facilities shall connect all proposed lots and building sites within the business campus and provide linages to adjoining lots and future and existing development. The applicant shall identify the function or functions of each nonmotorized pathway or greenway and shall design such pathway or greenway to adequately perform such function or functions. If the then-effective Township Comprehensive Plan contains design standards for pathways or greenways, applicant shall meet such design requirements.
6.
The business campus shall utilize common stormwater management facilities, thereby eliminating the need for individual lot-based stormwater management facilities.
7.
The business campus shall be permitted to have a mix of accessory commercial uses, limited to those uses listed in § 503.3. A maximum of 20% of the gross floor area of the buildings within the business campus shall be permitted to be developed with such accessory commercial uses. If development of the business campus is proposed in phases, at no time during development shall the portion of building floor area dedicated toward the accessory commercial uses exceed 20% of the total building floor area within the developed phases of the business campus.
8.
The area of the business campus set aside for the accessory commercial use area shall be identified with the sketch plan and shall be so designed to be internal to the business campus and to be accessory and in support of the overall industrial uses within the business campus. The commercial uses shall be located within the business campus to best facilitate motorized and nonmotorized access.
9.
Applicant shall provide an overall landscaping plan for the business campus which attempts to incorporate and utilize existing natural features and preserves and promotes native species. A natural buffer screening shall also be submitted with the landscaping plan and shall address screening of adjoining residential dwellings or appropriate sensitive areas.
10.
Accessory commercial buildings may be five stories in height or a maximum of 50 feet measured at the eaves of the building, whichever is less.
B.
An applicant who desires to submit an application for subdivision and/or land development approval of a business campus shall be required to first obtain a Zoning Officer certification stating that the land is eligible for this use. Applications for the zoning certification shall be processed as follows:
1.
Applicant shall submit a detailed sketch plan showing the entire business campus site and meeting all requirements of § 503.3A. The sketch plan shall identify the proposed structures and uses to be developed, general location of the common access points and internal street system, general location of stormwater management basins, interconnected parking areas and similar large features in addition to all other requirements. Any proposal by the applicant to reduce the number of off-street parking spaces provided for each use within the business campus as a result of shared parking shall meet all requirements of § 707.3N of this ordinance.
2.
Applicant shall submit a summary delineating how applicant proposes to provide for integrated development. If the land within the business campus site is owned by more than one landowner, applicant shall explain the relationships between the landowners and the methods which will be used to insure a single, integrated development.
3.
Applicant shall schedule a meeting with the Township Planning Commission to review the detailed sketch plan and answer questions which may be raised by the Zoning Officer in determining whether the proposed business campus site is eligible for Business Campus Overlay District development. If desired by the applicant, the Board of Supervisors or the Zoning Officer, applicant shall also schedule a meeting with the Board of Supervisors to address such questions.
4.
It is the desire of the Township in enacting the Business Campus Overlay District that the applicant and the Township work cooperatively in the best interests of both. The applicant is encouraged to meet and discuss issues with Township staff prior to submitting a detailed sketch plan and summary.
§ 503.3 Permitted accessory commercial uses.
The following uses are permitted as accessory commercial uses in a business campus in addition to all other uses as permitted by § 501.2 of the Zoning Ordinance in the I-1 Light Industrial District.
A.
Banks and financial institutions.
B.
Restaurants, excluding drive-through service.
C.
Catering and food preparation services.
D.
Commercial child or adult day-care facilities.
E.
Contractor's offices and shops, excluding outdoor storage.
F.
Adult continuing education facilities.
G.
Emergency service facilities.
H.
Hotel, motels.
I.
Exercise and health clubs, including indoor and outdoor facilities, maximum square footage of the building/buildings shall not exceed 15,000 square feet.
J.
Medical and dental offices and clinics.
K.
Package delivery centers.
L.
Public utilities and government facilities.
M.
Wholesale warehousing facilities; provided, however, clientele are specific users, no retail sales are conducted, and no individual warehousing facility shall exceed 20,000 square feet in floor area; provided, however, that no building containing any wholesale warehousing facilities shall exceed 100,000 square feet in floor area. A building including wholesale warehousing facilities may exceed 100,000 square feet in floor area only after receipt of conditional use approval.
N.
Indoor/outdoor recreation facilities; maximum square footage of the building/buildings shall not exceed 50,000 square feet.
O.
Repair of household appliances and business office equipment and machinery.
P.
Bakery/pastry shops, speciality food shops, delicatessen, including retail sales and excluding drive-through service.
§ 503.4 Other requirements.
Except to the extent specifically modified by this § 503, all business campus development, and all individual lots and structures to be created and/or developed as part of a business campus, shall comply with all requirements of § 501, I-1 Light Industrial District, and all other applicable requirements of the Zoning Ordinance.
§ 504.1 Intended purpose.
This district is intended to designate appropriate areas of the Township for land uses dependent upon the convenient availability of geologic resources, including open pit mining, strip and borrow mining, and related aggregate processing facilities and operations when satisfying specific standards, criteria and procedures administered by the commonwealth and West Hempfield Township. It also accommodates suitable uses that can precede actual mining activities as well as suitable uses for reclaimed mines and quarries as permitted herein.
§ 504.2 Uses and structures.
A.
Permitted uses. A permitted building may be erected, altered, or used, and any lot may be used for any one of the following principal uses together with authorized accessory uses:
1.
Agricultural uses and necessary buildings related to the tilling of the land, the raising of farm products, the raising and keeping of horses, cattle and other livestock, and the raising of poultry and poultry products subject to the agricultural performance standards of Article 804. This section shall also expressly include one single-family detached dwelling as part of the agricultural use subject to the applicable design standards listed in § 301 of this ordinance.
2.
Greenhouses, excluding on-premises retail sales.
3.
Government-regulated recreation areas and public parklands.
4.
Community utilities, excluding communication towers, and subject to the provisions of § 701.10 of this ordinance.
5.
Municipal uses.
6.
Accessory buildings and uses customarily incidental to the above uses.
B.
Conditional uses. The following uses shall be permitted as a conditional use when authorized by the Board of Supervisors subject to the standards, criteria and procedures as generally set forth in § 703 of this ordinance. The burden of establishing compliance with all such standards, criteria and procedures shall be with the applicant:
1.
Open pit mining, strip and borrow mining, and related aggregate processing facilities, subject in addition to the provisions of § 703.4 of this ordinance.
C.
Prohibited uses. The following principal or ancillary uses that are not dependent upon the convenient availability of the Township's geologic resources and may be incompatible with other permitted uses of the Quarry District are not permitted:
1.
Bituminous concrete batch plant, brick or block manufacturing, recycling of asphaltic, concrete, rubber, wood, or glass products, or other uses of a similar heavy industrial nature.
§ 504.3 Area, lot width, and coverage requirements.
Except for agricultural uses which are governed by the standards listed in § 804 of this ordinance, and except for open pit mining, borrow and strip mining and related aggregate processing facilities which are governed by the standards listed in § 703.4 of this ordinance, the following requirements shall be observed by all uses within this district:
§ 504.4 Setback regulations.
Except for agricultural uses which are governed by the standards listed in § 804 of this ordinance, and except for open pit mining, strip and borrow mining, and related aggregate processing facilities which are governed by the standards listed in § 703.4 of this ordinance, the following setback requirements shall be observed by all uses within this district:
A.
Front yard. Front yard setback distances are determined by the kind of road or highway on which the property abuts as follows:
1.
Arterial: 60 feet from the street right-of-way line or 75 feet from the street centerline, whichever is greater.
2.
Collector: 50 feet from the street right-of-way line or 65 feet from the street centerline, whichever is greater.
3.
Local: 40 feet from the street right-of-way line or 55 feet from the street centerline, whichever is greater.
B.
Side yard: Principal and accessory residential buildings and structures shall have two side yards, neither of which shall be less than 15 feet. All nonresidential buildings shall have two side yards, neither of which shall be less than 25 feet.
C.
Rear yard: A minimum of 25 feet for principal residential buildings and 10 feet for accessory residential buildings and structures. All nonresidential buildings shall have a minimum rear yard of 50 feet for principal buildings and 20 feet for accessory buildings.
§ 504.5 Building height regulations.
Except for agricultural uses which are governed by the standards listed in § 804 of this ordinance, and except for open pit mining, strip and borrow mining and related aggregate processing facilities which are governed by the standards listed in § 703.4 of the ordinance, the maximum building height shall be 2 1/2 stories or 35 feet, whichever is lesser.
§ 504.6 Off-street parking regulations.
As provided for in § 707 of this ordinance.
§ 504.7 Sign regulations.
As provided for in § 708 of this ordinance.
§ 504.8 Lands reclassified to quarry district.
Where lands are zoned Quarry District which were being used for open pit mining, strip and borrow mining and/or related aggregate processing facilities under a conditional use approval, special exception, or other zoning approval granted before the date such land was classified as Quarry District, the land which was subject to such prior decision or approval shall continue to be bound by the terms of such prior approval to the extent that the terms of the prior approval are more stringent than the requirements of this § 504. Any expansion of such existing facility onto land which was not part of the application which resulted in the prior decision or approval shall be governed by the regulations of the Quarry District.