[Ord. 1974-3, 6/20/1974; as amended by Ord. 1995-7, 9/7/1995, § 6]
1.
Establishment of Zones. The Township of Hopewell is divided into
zones enumerated below and shown on the map entitled "Zoning Map of
Hopewell Township," which map is part of this chapter.
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R
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Residential
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A
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Agricultural
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Cv
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Conservation
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C
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Commercial
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I
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Industrial
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RII
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Residential
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2.
Boundaries of Zones. Where uncertainty exists as to the boundaries
of the zones as shown on the Zoning Map, the following rules shall
apply:
A.
Boundaries indicated as approximately following the center lines
of streets, highways or alleys shall be construed to follow such center
lines.
B.
Boundaries indicated as approximately following platted lot lines
shall be construed as following such lot lines.
C.
Boundaries indicated as approximately following Township limits shall
be construed as following Township limits.
D.
Boundaries indicated as following railroad lines shall be construed
to be midway between the main tracks.
E.
Boundaries indicated as approximately following the center lines
of streams, rivers or other bodies of water shall be construed to
follow such center lines.
[Ord. 1974-3, 6/20/1974; as amended by Ord. 4/1/1993, § 5;
and by Ord. 2011-6, 11/3/2011, § 1]
1.
Uses Permitted. The uses permitted in the zones established by this
chapter and the permitted extent of these uses, are as shown in the
zones following. The uses shown as permitted in each zone are the
only uses permitted in that zone. Unless otherwise noted, the use
or dimensional standards are the requirements for each use. However:
A.
Modifications to the use or dimensional requirements are set forth
in Part 4.
B.
Special exception use standards are set forth in Part 5.
C.
Additional general provisions are set forth in Part 3.
D.
No more than one dwelling unit and no more than one principal use
other than agricultural use may be placed on the same lot without
there first being a land development plan approved by the Board of
Supervisors.
2.
All Other Uses. Any use not specifically allowed elsewhere in this
chapter shall be allowed by special exception in the zone or zones
where, and to the extent that, similar uses are permitted or allowed
by special exception provided that said use meets the requirements
for a special exception and does not constitute a public or private
nuisance.
3.
Accessory Uses and Structures. Accessory uses and structures shall be permitted in conjunction with the principal uses permitted by this chapter and shall be further subject to the requirements for accessory uses and structures as set forth in § 27-301.
4.
Uses with Nuisance Effect. In no case is a use permitted which by
reason of noise, dust, odor, appearance or other objectionable factor
creates a nuisance, hazard or other substantial adverse effect upon
the property value or reasonable enjoyment of the surrounding property.
5.
Stormwater Management. A violation of the Hopewell Township Stormwater Management Ordinance [Chapter 23] shall also be a violation of this chapter, to the extent that such violation impacts or affects other properties, creates a nuisance or constitutes a use with nuisance effect pursuant to Subsection 4 of this section.
[Ord. 1974-3, 6/20/1974; as amended by Ord. 2/16/1978, § I;
by Ord. 10/4/1984, § VI; by Ord. 6/--/1985, §§ V
and VI; by Ord. 2/5/1987, § I; by Ord. 11/7/1991, § 3;
by Ord. 6/4/1992; by Ord. 9/3/1992, § II; by Ord. 4/1/1993, § 7;
by Ord. 12/2/1993, § 2; by Ord. 1995-7, 9/7/1995, §§ 7,
8 and 16; by Ord. 1996-6, 7/3/1996, §§ 4 — 6;
by Ord. 2000-9, 11/9/2000, § 4; by Ord. 2001-4, 5/3/2001, § 4;
by Ord. 2001-7, 9/6/2001, § 3; by Ord. 2003-3, 5/1/2003, § 3;
by Ord. 2004-9, 9/2/2004, § 3; by Ord. 2005-3, 2/10/2005, §§ 4 —
6; and by Ord. 2010-4, 9/2/2010, §§ 1 — 3]
1.
Purpose. The residential zone is for people to live in. The purpose
of this Residential Zone is to provide for the orderly expansion of
residential development; to provide for the public health and to prevent
the overcrowding of land through the application of maximum housing
densities; to provide standards which will encourage the installation
of public facilities and the preservation of open space; to exclude
any activities not compatible with residential development.
2.
Uses Permitted.
A.
No building or structure may be erected or used and no land may be
used or occupied except for the following principal uses:
(1)
Single-family detached dwelling.
(2)
Single-family semi-detached dwelling.
(3)
Multi-family dwelling.
(4)
Single-family attached dwelling (townhouse).
(5)
Parks, open space and other recreation areas of a non-profit
nature.
(6)
House of worship.
(7)
Farm — agriculture.
(8)
Crops or pasture.
(9)
Public wells.
B.
The following accessory uses may be permitted when accessory to a
permitted principal use.
3.
Uses by Special Exception.
A.
The following principal uses shall be permitted as special exceptions when authorized by the Zoning Hearing Board. The Zoning Hearing Board shall hear and decide requests for such uses according to the criteria established in Part 5 of this chapter.
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Each use approved as a special exception use by the Township
Zoning Hearing Board shall be located upon a separate and approved
lot whether intended for transfer of title or not, unless the Zoning
Hearing Board in granting the special exception finds that the proposed
use is in fact accessory to a principal permitted use currently existing
on the property. The lot for the use approved by special exception
shall meet all the requirements of this chapter, the Township Subdivision
and Land Development Chapter and all requirements of the Pennsylvania
Department of Environmental Protection.
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4.
Lot Area; Width; Density.
A.
Lot Area and Width. The lot area and lot width of not less than the
following dimensions shall be provided for each principal use other
than a dwelling hereafter established in this zone:
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Public Water and Public Sewer
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Public Water or Public Sewer
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No Public Water or Public Sewer
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|---|---|---|---|---|
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Minimum Lot Area
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9,000 square feet
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30,000 square feet
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40,000 square feet
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Minimum Lot Width
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80 feet
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80 feet
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200 feet
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B.
The lot areas and widths of lots for the location of dwellings shall
conform to the following minimum lot and area requirements:
(1)
Where neither public water service nor public sewer service
are provided, lots for single-family detached dwellings shall have
a minimum lot area of 40,000 square feet and a minimum lot width of
200 feet. Lots for dwellings other than single-family detached dwellings
without either public water service or public sewer service are not
permitted.
(2)
Where both off-lot water service and public or community sewer
service are not provided; provided:
(a)
Lots for single-family detached and semi-detached dwellings
shall have a minimum lot area of 40,000 square feet and a minimum
lot width of 100 feet.
(b)
Lots for dwellings other than single-family detached dwellings
and single-family semi-detached dwellings without both off-lot water
service and public or community sewer service are not permitted.
(3)
Where connection to both public water service and connection
to public sewer service will be provided, the following minimum requirements
shall apply:
(a)
Dimension Requirements. The minimum lot area, width and setbacks
shall be as shown on the following schedule:
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Dwelling Unit Type
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Lot Area Square Feet Per Dwelling Unit
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Lot Width Feet Per Dwelling Unit
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Front Yard
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Side Yards
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Rear Yard
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|---|---|---|---|---|---|
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Single-family detached
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9,000
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80
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35
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*
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15
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Single-family semi-detached
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4,500
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45
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35***
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*
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15
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Single-family attached
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2,200
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22
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35***
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*
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15
|
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Multi-family
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2,200
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**
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35***
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**
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15
|
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*
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To maximize the flexibility in lot layout and design, side setbacks
shall be calculated based on maintaining a minimum between structures
of 20 feet. The 20 feet may be shown in whole or in part on one lot
but must be clearly delineated on the subdivision and land development
plan.
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|
**
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The lot containing one or more multi-family dwellings must have
a lot width of at least 200 feet. In those instances where more than
one multi-family dwelling is located on a lot, parallel buildings
shall have at least 40 feet between faces of the buildings. If the
front or rear faces are obliquely aligned, the above distances may
be decreased by as much as 10 feet at one end if increased by similar
or greater distance at the other end.
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***
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The front yard may be reduced to 25 feet on lots fronting on
all interior streets, whether public or private, in a residential
subdivision or development, including any interior street which provides
an entrance or exit to the subdivision or development. For purposes
of this subsection, "interiors streets" shall be defined as all streets
constructed within the development that are intended to serve as access
to the dwelling units and all supporting community structures, regardless
of whether the street is also a through street or is entirely contained
within the subdivision or development.
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C.
Single-Family Attached Dwellings. The maximum number of dwelling
units in a row group is eight.
D.
Multi-Family Dwellings. The maximum number of dwelling units in a
multi-family dwelling is eight.
E.
Ratio of Dwelling Types. The total number of single-family attached
dwelling units and multi-family dwelling units or combination thereof
may not exceed 50% of the total number of dwelling units. This requirement
does not apply if the "parcel" is less than 15 acres in size.
F.
Unit Density. The maximum gross density or number of dwelling units permitted shall be based upon the total area of the parcel. The owner shall first determine the acreage of the parcel that he wishes to allocate to each type of dwelling unit consistent with the limitations set forth in Subsection 4A through D above.
(1)
The maximum number of single-family detached dwelling units
shall be calculated by multiplying the acres of the parcel allocated
to that dwelling type by three.
(2)
The maximum number of single-family semi-detached dwelling units
shall be calculated by multiplying the acres of the parcel allocated
to that dwelling type by 4.5.
(3)
The maximum number of single-family attached dwelling units
or multi-family dwelling units shall be calculated by multiplying
the number of acres of the parcel allocated to that dwelling by 6.
5.
6.
Building Height. The height limit for a main building shall be 2 1/2
stories, but not over 35 feet, except that the height limit may be
extended to 3 1/2 stories but not over 45 feet if each yard is
increased in width one foot for each additional foot of height over
35 feet. The height limit for accessory buildings shall be two stories,
but not over 25 feet. There shall be no height limitation for agricultural
buildings.
7.
Building Coverage. Not more than 30% of the net area of the lot may
be covered by buildings or structures including accessory buildings.
8.
Green Area. Not less than 60% of the net lot area may be devoted
to green area as defined in this chapter.
9.
Dwelling Location. Each dwelling constructed or placed in this zone shall be located upon a separate and approved lot whether intended for transfer of title or not and such lot must meet all of the requirements of this chapter, the Township Subdivision and Land Development Ordinance [Chapter 22], and all requirements of the Pennsylvania Department of Environmental Protection.
[Ord. 1974-3, 6/20/1974; as amended by Ord. 2/16/1978, §§ II
and III; by Ord. 3/6/1980B, § I; by Ord. 10/2/1980, § I;
by Ord. 11/5/1981, § I; by Ord. 11/3/1983, § IV,
V, VI and XIII; by Ord. 10/4/1984, § VII; by Ord. 6/--/1985, §§ VII
and VIII; by Ord. 1/2/1990B, §§ I, II, III and V; by
Ord. 9/3/1992, § II; by Ord. 4/1/1993, § 7; by
Ord. 12/2/1993, § 3; by Ord. 1995-7, 9/7/1995, §§ 9,
10, 11 and 16; by Ord. 1996-4, 4/4/1996, § 3; by Ord. 1996-6,
7/3/1996, §§ 7-9; by Ord. 1999-10, 7/1/1999, § 1;
by Ord. 2000-9, 11/9/2000, § 5; by Ord. 2001-4, 5/3/2001, § 4;
by Ord. 2001-7, 9/6/2001, §§ 2 and 3; by Ord. 2002-8,
12/9/2002, § 5; by Ord. 2003-3, 5/1/2003, § 3;
by Ord. 2004-11, 9/2/2004, § 5; by Ord. 2005-3, 2/10/2005, §§ 7
and 8; by Ord. 2005-7, 10/6/2005, § 3; and by Ord. 2006-7,
9/7/2006, § 3]
1.
Purpose. The purpose of the Agricultural Zone is to preserve for
agricultural use the land best suited for that purpose and thereby
strengthen the agricultural economy of the Township. This zone is
composed of those areas in the Township whose predominant land use
is agricultural. The regulations for this zone are designed to protect
and stabilize the essential characteristics of these areas, to minimize
conflicting land uses detrimental to agricultural enterprises and
to maintain agricultural parcels or farms in sizes, which will permit
efficient agricultural operations.
2.
Uses Permitted.
A.
B.
The following accessory uses may be permitted when accessory to a
permitted principal use:
(1)
Accessory buildings and structures including but not limited
to private garages, decks and sheds. A deck if put under roof is no
longer an accessory structure but is part of the principal building
or structure.
3.
Uses by Special Exception.
A.
The following principal uses shall be permitted as special exceptions when authorized by the Zoning Hearing Board. The Zoning Hearing Board shall hear and decide requests for such uses according to the criteria established in Part 5 of this chapter providing, however, all of such uses shall be located on land of low quality for agricultural uses as defined in § 27-318, Subsection 4B, of this chapter.
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Each use approved as a special exception use by the Township
Zoning Hearing Board shall be located upon a separate and approved
lot whether intended for transfer of title or not, unless the Zoning
Hearing Board in granting the special exception finds that the proposed
use is in fact accessory to a principal permitted use currently existing
on the property. The lot for the use approved by special exception
shall meet all the requirements of this chapter, the Township Subdivision
and Land Development Chapter and all requirements of the Pennsylvania
Department of Environmental Protection.
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4.
5.
Building Height. The building height limit shall be 50 feet, except
in case of agricultural buildings, in which case there shall be no
height limitation.
6.
Building Coverage. Not more than 15% of the net area of the lot may
be covered by buildings or structures including accessory buildings.
7.
Green Area. No less than 70% of the net lot area shall be devoted
to green area as defined in this chapter.
8.
Lot Area and Lot Width. For each use permitted by right or by special
exception, the following lot area and lot width are applicable:
[Amended by Ord. No. 2-2018, 6/7/2018]
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Use
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Minimum Lot Area
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Minimum Lot Width
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|---|---|---|---|---|
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A.
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Farm
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100 acres
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200 feet
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B.
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Single-family dwelling unit:
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With public sewer and water
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20,000 square feet
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100 feet
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Either public sewer or water
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30,000 square feet
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150 feet
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Neither public sewer or water
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40,000 square feet
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200 feet
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C.
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All other uses
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40,000 square feet
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200 feet
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9.
Plan. Every property owner proposing a subdivision of his property for one of the uses permitted in this district, or proposing to establish a new and different use on a portion of his property shall, before effecting such division or before establishing such new use, submit to the Board of Supervisors for approval a plan setting forth in a reasonably accurate manner the land owned by such property owner and the portion of such land proposed to be divided for one of the uses permitted in this district, or to be utilized by the new use to be established, whichever is applicable. Such plan shall also contain such information as is necessary to enable the Board of Supervisors to determine whether or not the requirements set forth in this Part and the other Parts of this chapter will be met. In the event division of property is proposed, such plan shall set forth which of the lot or lots shown on thereon shall have the right to erect or place any unused quota of dwellings the parcel may have. In the event a subdivision or land development plan is required by the Township Subdivision and Land Development Ordinance [Chapter 22], such plan shall, if the above required data is set forth thereon, meet the requirements of this section. No lot or parcel may be subdivided or separated from the original tract, nor may any new or additional use be established on such tract without the plan required by this section having been approved by the Township Board of Supervisors.
10.
Subdivision. Except when necessary to permit the location of a single-family residential unit pursuant to §§ 27-204, Subsection 2A(4), and 27-318, Subsection 2, or 27-318, Subsection 4D, of this chapter, no subdivision of land other than land of low quality for agricultural use as defined in § 27-318, Subsection 4B, of this chapter shall be permitted; provided, however, this shall not prevent a parcel from being divided into or among two or more farms which will, after transfer, each contain at least 100 acres, nor shall it prevent a parcel from transferring land to another parcel which will, after such transfer, contain at least as much cropland as the transferor parcel prior to the transfer. Any new division line being created between two farms shall be agriculturally reasonable and shall not be so as to render the agricultural use of the tracts less efficient; i.e., under normal circumstances fields and contour strips shall not be divided. The tracts transferred to a farm or parcel pursuant to this section shall not subsequently be separated from such farm or parcel.
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There must be assigned to both the land being separated from
the original tract or parcel and the remaining portion of the original
tract or parcel at least one of the original tract's permitted allocation
of dwelling units unless that land or parcel is being permanently
joined to an adjacent tract or parcel which either contains an existing
dwelling or has allocated to it the right to construct at least one
dwelling.
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The property owner must demonstrate that each lot created, which
is not being joined to an adjacent tract or parcel, can be approved
as a location for the placement or erection of at least one dwelling.
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[Ord. 1974-3, 6/20/1974; as amended by Ord. 3/6/1980B, § VI;
by Ord. 10/2/1980, § II; by Ord. 10/4/1984, § VIII;
by Ord. 6/--/1985, §§ IX and X; by Ord. 9/3/1992, § II;
by Ord. 4/1/1993, § 7; by Ord. 1995-7, 9/7/1995, §§ 12,
13 and 16; by Ord. 1996-4, 4/4/1996, §§ 4 and 5; by
Ord. 1996-6, 7/3/1996, §§ 10 — 12; by Ord. 1998-7,
8/6/1998, § 3; by Ord. 1999-10, 7/1/1999, § 1;
by Ord. 2001-4, 5/3/2001, § 4; by Ord. 2001-7, 9/6/2001, § 3;
by Ord. 2002-8, 12/9/2002, § 5; by Ord. 2003-3, 5/1/2003, § 3;
by Ord. 2005-3, 2/10/2005, §§ 7 and 8; by Ord. 2006-5,
5/4/2006, § 2; and by Ord. 2006-7, 9/7/2006, § 3]
1.
Purpose. The purpose of this zone is to designate a zoning category
for those areas where, because of natural geographic factors and existing
land uses it is considered feasible and desirable to conserve open
spaces, water supply sources, woodland areas, wildlife and other natural
resources. This zone may include extensive steeply sloped areas, stream
valleys, floodplains, water supply sources and wooded areas adjacent
thereto.
2.
Uses Permitted.
A.
No building or structure may be erected or used and no land may be
used or occupied except for the following principal uses:
[Amended by Ord. No. 2-2018, 6/7/2018]
B.
The following accessory uses may be permitted when accessory to a
permitted principal use:
3.
Uses by Special Exception.
A.
The following principal uses shall be permitted as special exceptions when authorized by the Zoning Hearing Board. The Zoning Hearing Board shall hear and decide requests for such uses according to the criteria established in Part 5 of this chapter; providing, however, all such uses shall be located on land of low quality for agricultural use as defined in § 27-318, Subsection 4B, of this chapter.
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Each use approved as a special exception use by the Township Zoning Hearing Board shall be located upon a separate and approved lot whether intended for transfer of title or not, unless the Zoning Hearing Board in granting the special exception finds that the proposed use is in fact accessory to a principal permitted use currently existing on the property. The lot for the use approved by special exception shall meet all the requirements of this chapter, the Township Subdivision and Land Development Ordinance [Chapter 22] and all requirements of the Pennsylvania Department of Environmental Protection.
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5.
6.
Building Height. The building height limit shall be 50 feet, except
in case of agricultural buildings, in which case there shall be no
height limitation.
7.
Building Coverage. Not more than 10% of the net area of the lot may
be covered by buildings or structures including accessory buildings.
8.
Green Area. Not less than 70% of the net lot area shall be devoted
to green area as defined in this chapter.
9.
Dwelling Location. Each dwelling constructed or placed in this zone
shall be located upon a separate and approved lot whether intended
for transfer of title or not, and such lot must meet all of the requirements
of this chapter, the Township Subdivision and Land Development Chapter,
and all requirements of the Pennsylvania Department of Environmental
Protection.
[Ord. 1974-3, 6/20/1974; as amended by Ord. 3/4/1982, § I;
by Ord. 10/4/1984, § X; by Ord. 6/--/1985, § XIII;
by Ord. 10/1/1987, § I; by Ord. 4/1/1993, § 1;
by Ord. 1995-7, 9/7/1995, §§ 14 and 16; by Ord. 1996-6,
7/3/1996, § 13; by Ord. 1999-10, 7/1/1999, § 1;
by Ord. 2000-9, 11/9/2000, § 6; by Ord. 2001-4, 5/3/2001, §§ 3
and 4; by Ord. 2001-7, 9/6/2001, § 3; by Ord. 2003-3, 5/1/2003, § 4;
by Ord. 2006-5, 5/4/2006, §§ 3 — 5; and by Ord.
2006-7, 9/7/2006, §§ 3 — 5]
1.
Purpose. The purpose of this zone is to provide for the day-to-day
shopping and service needs of the residents of Hopewell Township.
2.
A.
Uses Permitted. No building or structure may be erected or used and
no land may be used or occupied except for the following principal
uses. All uses permitted in this zone, which involves the sale of
products and services, must offer their products and services for
sale to residents of Hopewell Township. Wholesale warehouses and other
facilities involving products and services not available for purchase
by residents of Hopewell Township must be located in the Industrial
Zone.
(1)
Public utility building.
(2)
Public buildings and facilities.
(3)
House of worship.
(4)
Public or private parking lot.
(5)
Professional and business offices.
(6)
Medical clinic.
(7)
Financial institution.
(8)
Commercial school.
(9)
Retail stores and personal service shops.
(10)
Eating establishments including drive-in restaurants.
(11)
Motel, hotel, tourist home.
(12)
Research laboratory.
(13)
Laundry and dry cleaning establishments.
(14)
Processing establishments.
(15)
Vehicle sales, service and repair.
(16)
Warehouse storage services.
(17)
Convalescent home.
(18)
Funeral home.
(19)
Antique sales.
(20)
Commercial greenhouse.
(21)
Indoor recreational establishment.
(22)
Farm; agriculture.
(23)
Clubroom, meeting hall.
(24)
Small scale assembly operations.
B.
The following accessory uses may be permitted when accessory to a
permitted principal use:
(1)
Accessory building.
(2)
On lot storage.
(3)
Off street parking.
(4)
Outdoor sign.
(5)
A single apartment in conjunction with a commercial establishment
or alternatively a caretaker or watchman dwelling in conjunction with
such commercial establishment.
(6)
Sewage sludge disposal or agricultural utilization (as regulated
by Ord. 1999-3 of Hopewell Township).
3.
Uses by Special Exception.
A.
The following principal uses shall be permitted as special exceptions when authorized by the Zoning Hearing Board. The Zoning Hearing Board shall hear and decide requests for such uses according to criteria established in Part 5 of this chapter.
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Each use approved as a special exception use by the Township
Zoning Hearing Board shall be located upon a separate and approved
lot whether intended for transfer of title or not, unless the Zoning
Hearing Board in granting the special exception finds that the proposed
use is in fact accessory to a principal permitted use currently existing
on the property. The lot for the use approved by special exception
shall meet all the requirements of this chapter, the Township Subdivision
and Land Development Chapter and all requirements of the Pennsylvania
Department of Environmental Protection.
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5.
6.
Building Height. The building height limit shall be three stories
but in no case more than 35 feet; however, the maximum height limit
may be increased to 50 feet provided that each minimum yard area is
increased in size one foot for each additional one foot of building
height over 35 feet. The height limit for an accessory building shall
be two stories but not over 25 feet. There shall be no height limitation
for agricultural buildings.
7.
Building Coverage. Not more than 60% of the net area of the lot may
be devoted to buildings and structures including accessory buildings.
8.
Green Area. Not less than 30% of the net area of the lot shall be
devoted to green area as defined in this chapter.
9.
No-Impact Home-Based Business. A no-impact home-based business shall
be permitted as an accessory use to any residential dwelling unit
in this zone.
[Ord. 1974-3, 6/20/1974; as amended by Ord. 10/2/1980, § III;
by Ord. 3/4/1982, § II; by Ord. 11/3/1983, § IX;
by Ord. 10/4/1984, §§ III, IV, V and XI; by Ord. 4/1/1993, § 7;
by Ord. 1995-7, 9/7/1995, § 16; by Ord. 1996-6, 7/3/1996, § 14;
by Ord. 1997-14, 11/6/1997, § 9; by Ord. 1998-7, 8/6/1998, § 4;
by Ord. 1999-10, 7/1/1999, § 2; by Ord. 1999-12, 8/5/1999, § 1;
by Ord. 2000-2, 4/6/2000, §§ 2 — 4; by Ord. 2000-9,
11/9/2000, § 6; by Ord. 2001-4, 5/3/2001, § 3;
by Ord. 2001-7, 9/6/2001, §§ 2 and 3; by Ord. 2002-8,
12/9/2002, § 5; by Ord. 2003-3, 5/1/2003, § 4;
and by Ord. 2006-5, 5/4/2006, § 6]
1.
Purpose. The purpose of this zone is to permit 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 Township, prohibit any use which would substantially interfere
with the development, continuation or expansion of industrial uses
in this zone, and control industrial uses to minimize air pollution,
noise, glare, heat, vibration and fire and safety hazards.
2.
_____
A.
Uses Permitted. No building or structure may be erected or used and
no land be used or occupied except for one or more of the following
principal uses:
(1)
Public building and facilities.
(2)
Public or private parking lot.
(3)
Caretaker or watchman dwelling.
(4)
Professional and business offices.
(5)
Processing establishments.
(6)
Industrial laundry establishment.
(7)
Heavy storage services (e.g., warehouse, building material yard).
(8)
Motor freight depot, truck terminal or other transportation
terminal.
(9)
Research laboratory.
(11)
Farm; Agriculture.
(12)
Hospital, nursing home or convalescent home.
(13)
Accessory commercial uses. These include such uses as:
(a)
Stationery or office supply shop.
(b)
Secretarial service establishment.
(c)
Bank, savings and loan association or similar chartered financial
institution accepting deposits, including up to one walk-up automated
teller facility and up to two drive-through windows.
(d)
Public restaurant with a gross area which does not exceed 3,000
square feet.
(15)
Principal solar energy system (PSES), which shall be permitted in the Solar Energy Overlay District, which use shall be regulated by Chapter 19 of the Code, the Hopewell Township Solar Energy Ordinance of 2022, as may be amended from time to time.
[Added by Ord. No. 1-2022, 1/3/2022]
(16)
Medical clinic.
[Added by Ord. No. 7-2023, 10/5/2023]
B.
The following accessory uses may be permitted when accessory to a
permitted principal use:
3.
Special Exceptions. The Zoning Hearing Board may authorize the following principal uses as special exceptions in accordance with the provisions of § 27-207, Subsection 9B).
A.
Each use approved as a special exception use by the Township Zoning
Hearing Board shall be located upon a separate and approved lot whether
intended for transfer of title or not, unless the Zoning Hearing Board
in granting the special exception finds that the proposed use is in
fact accessory to a principal permitted use currently existing on
the property. The lot for the use approved by special exception shall
meet all the requirements of this chapter, the Township Subdivision
and Land Development Chapter and all requirements of the Pennsylvania
Department of Environmental Protection.
(1)
Industrial park.
(3)
Automobile dismantling plant, junkyard, incineration, baling
or treatment of junk, scrap, metals, rags, paper.
(4)
Gasoline station.
(5)
Public utility building.
(6)
Landfill.
(7)
Airstrip, airport.
(8)
The tanning or storage of rawhides or skins and fat rendering.
(9)
Tire recapping.
(14)
Kennel.
(15)
Casino or gaming establishment.
[Added by Ord. No. 2-2018, 6/7/2018]
4.
Lot Area and Width. The lot area and lot width of not less than the
following dimensions shall be provided for each principal use hereafter
established in this zone:
5.
6.
Building Height. The building height limit shall be three stories
but not more than 35 feet. The maximum height limit may be increased
to 50 feet provided that each minimum yard area is increased in size
one foot for each additional one foot of building height over 35 feet.
The height limit for an accessory building shall be two stories but
not over 25 feet. There shall be no height limitation for agricultural
buildings.
7.
Building Coverage. Not more than 50% of the net area of the lot may
be devoted to buildings and structures including accessory buildings.
8.
Green Area. Not less than 35% of the net area of the lot shall be
devoted to green area as defined in this chapter.
9.
Performance Standards. Hereafter, all uses of land, buildings and
structures for industrial purposes must meet the following conditions:
A.
Light Manufacturing and storage uses MUST NOT:
B.
C.
In addition to the above, the applicant for a special exception for
a use permitted in this district by special exception must establish
to the Zoning Hearing Board the following:
(1)
The ground water recharge on the tract in question after development
computed during drought conditions (periods when precipitation is
40% below normal) will exceed the anticipated water usage figures
computed by using the Department of Environmental Protection's figures
of 3 1/2 persons per dwelling unit and average daily usage of
100 gallons per person per day, where residential use is contemplated,
and will exceed projected water usage figures where industrial or
commercial use is contemplated, and that the installation of the proposed
systems will not lower the ground water table in the area so as to
endanger or decrease ground water supplies available to other properties
in the area of the property proposed for the use permitted by special
exception.
(2)
That there is suitable access to the site of the proposed use
taking into consideration the amount and type of additional traffic
movement likely to result from the location of the proposed use on
the site proposed and that the use will not substantially increase
traffic on residential streets and/or farm roads.
(3)
That the buildings to be erected in conjunction with the proposed
use will be suitably designed and landscaped so as to be compatible
with surrounding areas.
(5)
That adequate fencing shall be provided to prevent children
from having access to any dangerous facilities and/or materials.
D.
In the event that a special exception for a use permitted in this
district by special exception is granted by the Zoning Hearing Board
and a permit and use certificate are issued therefore by the Township
Zoning Officer and it is established that to the satisfaction of the
Board of Supervisors that the use is in fact causing:
(5)
Any pollution, degradation, contamination or discoloration of
any underground or surface waters of the Township.
(6)
An unusual fire or explosion hazard.
(7)
The permit and use certificate issued with respect to the use
shall be revoked and the use shall terminate immediately.
10.
No-Impact Home-Based Business. A no-impact home-based business shall
be permitted as an accessory use to any residential dwelling unit
in this zone.
[Ord. 1974-3, 6/20/1974 as amended by Ord. 3/31/1976, § I;
by Ord. 10/4/1984, § IX; by Ord. 6/--/1985, §§ XI
and XII; by Ord. 9/3/1992, § II; by Ord. 4/1/1993, § 7;
by Ord. 1995-7, 9/7/1995, §§ 15 — 17; by Ord.
1996-6, 7/3/1996, §§ 15 — 17; by Ord. 2000-9,
11/9/2000, §§ 4 and 7; by Ord. 2001-4, 5/3/2001, § 4;
by Ord. 2003-3, 5/1/2003, § 3; by Ord. 2005-3, 2/10/2005, § 7;
and by Ord. 2013-2, 2/7/2013, §§ 4 and 5]
1.
Purpose. The purpose of this zone is to provide for medium density
residential development on lands which are unsuitable or very poorly
suited for agricultural use and which have public sewer but not public
water available to them and to exclude any activities not compatible
with such residential development.
2.
Uses Permitted.
A.
No building or structure may be erected or used and no land may be
used or occupied except for the following principal uses:
[Amended by Ord. No. 2-2018, 6/7/2018]
B.
The following accessory uses may be permitted when accessory to a
permitted principal use:
3.
Uses by Special Exception.
A.
The following principal uses shall be permitted as special exceptions when authorized by the Zoning Hearing Board. The Zoning Hearing Board shall hear and decide requests for such uses according to the criteria established in Part 5 of this chapter.
Each use approved as a special exception use by the Township
Zoning Hearing Board shall be located upon a separate and approved
lot whether intended for transfer of title or not, unless the Zoning
Hearing Board in granting the special exception finds that the proposed
use is in fact accessory to a principal permitted use currently existing
on the property. The lot for the use approved by special exception
shall meet all the requirements of this chapter, the Township Subdivision
and Land Development Chapter and all requirements of the Pennsylvania
Department of Environmental Protection.
(1)
Clubroom club grounds, meeting hall.
(2)
Outdoor recreational establishment.
(3)
Animal hospital, commercial kennel.
(4)
Noncommercial kennel.
(5)
Agricultural Society.
(6)
Airport, airstrip.
(7)
Antique sales.
(8)
School, nonpublic and nonprofit.
(9)
Public utility building.
(10)
Outdoor recreational establishment.
5.
6.
Building Height. The building height limit shall be 50 feet, except
in the case of agricultural buildings, in which case there shall be
no height limitation.
7.
Building Coverage. Not more than 15% of the net area of the lot may
be covered by buildings or structures including accessory buildings.
8.
Dwelling Location. Each dwelling constructed or placed in this zone
shall be located upon a separate and approved lot whether intended
for transfer of title or not, and such lot must meet all of the requirements
of this chapter, the Township Subdivision and Land Development Chapter,
and all requirements of the Pennsylvania Department of Environmental
Protection.
