Lancaster Zoning & Land Use Guide
Key Zoning Facts
Lancaster Zoning Overview
Lancaster is a city in Lancaster County, Pennsylvania, and the county seat of one of the most productive agricultural counties in the United States. With a population of approximately 63,069, Lancaster is the economic and cultural hub of the Lancaster County region. The city has a rich history dating to 1730 and served briefly as the capital of the United States in 1777. Lancaster has undergone a significant urban renaissance, with its downtown and surrounding neighborhoods attracting new residents, businesses, restaurants, and cultural institutions.
The city's zoning is managed by the Department of Community Planning and Economic Development. Lancaster's land use reflects its compact urban form, with a walkable downtown centered on Penn Square, dense residential neighborhoods of rowhouses and detached homes, commercial corridors, and mixed-use areas. The city has been recognized nationally for its urban planning and revitalization efforts.
Key Zoning Districts
Lancaster's zoning code includes residential districts R-1 (Low Density, 5,000 sq ft minimum lots), R-2 (Medium Density, 4,000 sq ft minimum lots), and R-3 (Multi-Family). The MU (Mixed Use) district supports Lancaster's emphasis on walkable, mixed-use development. Commercial districts include C-1 (Neighborhood Commercial) and C-2 (General Commercial). The I (Industrial) district accommodates manufacturing and warehousing.
ADU Regulations
Lancaster allows accessory dwelling units (ADUs). Pennsylvania has no statewide ADU mandate, so Lancaster's ADU provisions are entirely local. Property owners interested in building an ADU should contact the Department of Community Planning and Economic Development for specific requirements regarding size, setbacks, parking, and other standards.
Development Process
The Department of Community Planning and Economic Development processes development applications and building permits. The Zoning Hearing Board handles variances and special exceptions. The Planning Commission reviews subdivisions and land development plans. Lancaster has a significant historic district with design review requirements administered by the Historical Commission and Historical Architectural Review Board (HARB). All construction must comply with the PA Uniform Construction Code (UCC).
Disclaimer: This guide provides general information about zoning in Lancaster and should not be relied upon as legal advice. Zoning codes are subject to change. Always verify current regulations with the City of Lancaster at (717) 291-4711 or through the municipal code before making development decisions.
Regulatory Layers That Apply in Lancaster
Your property is subject to ALL of these regulatory layers. Each one can impose additional requirements beyond the others.
Federal
- FEMA Flood Zones: Applicable
- View FEMA Flood Map
County — Lancaster County
- Role: Property records, tax assessment, unincorporated area planning
City / Municipal
The city's zoning ordinance, building codes, and local permits form the primary layer of land-use regulation for your property.
Overlay Districts
No overlay districts identified.
Private Restrictions
- HOA / CC&Rs common: Yes
- Check HOA CC&Rs for additional restrictions.
Primary Zoning Districts
- Min Lot
- 5,000 sq ft
- Max Height
- 35 ft
- Front Setback
- 20 ft
- Side Setback
- 5 ft
- Rear Setback
- 20 ft
- Min Lot
- 4,000 sq ft
- Max Height
- 35 ft
- Front Setback
- 15 ft
- Side Setback
- 3 ft
- Rear Setback
- 15 ft
- Min Lot
- Varies
- Max Height
- 35 ft
- Front Setback
- Varies
- Side Setback
- Varies
- Rear Setback
- Varies
- Min Lot
- Varies
- Max Height
- Varies
- Front Setback
- Varies
- Side Setback
- Varies
- Rear Setback
- Varies
- Min Lot
- None
- Max Height
- Varies
- Front Setback
- Varies
- Side Setback
- Varies
- Rear Setback
- Varies
- Min Lot
- None
- Max Height
- Varies
- Front Setback
- Varies
- Side Setback
- Varies
- Rear Setback
- Varies
- Min Lot
- None
- Max Height
- Varies
- Front Setback
- Varies
- Side Setback
- Varies
- Rear Setback
- Varies
ADU Rules in Lancaster
- Max Size
- Contact planning department
- Max Height
- Contact planning department
- Rear Setback
- Contact planning department
- Side Setback
- Contact planning department
- Parking
- Contact planning department
- Owner Occupancy
- Contact planning department
- Permit Timeline
- Contact planning department
Permit Costs & Timelines
Permit Costs & Timelines
Specific permit fee schedules for Lancaster are available from the local planning department. Fees vary based on project type, scope, and valuation.
Check Lancaster permit fees →