For the purpose of implementing the objectives of this chapter, Hemlock Township is hereby divided into the following zoning districts:

RR Rural Residential District. It is the intent of this district to set aside areas of the Township where new, low density residential uses can be accommodated. Included in this district are areas south and west of the I-80 Interchange; areas northwest of the Village of Buckhorn, along Pennsylvania Route 44 and Dahl Road; and the Green Horizons Development. Public sewer and municipal water services are generally not available in this zone. Minimum lot size requirements are therefore based upon the need to safeguard the health of the residents and to preserve the peaceful, rural character of these areas of the Township. Multifamily or higher density residential uses are not permitted in this zoning district, nor are other potentially incompatible nonresidential uses.

SR Suburban Residential District. This district is designed to provide an area within the Township where moderate density, single-family residential development can be situated and a safe, family home environment can be promoted. Areas set aside for this zone include sections of the municipality where this type of development already exists (i.e., Foxtail, Windsor Heights, and Hunter's Chase Developments) and areas where further development of this nature could be located without creating conflicts with incompatible land uses. Most of these areas presently have access to public sewer, but no municipal or public water services. Compatible public and semipublic uses are permitted in this zone, while commercial activities or other uses which would interfere with the district's primary residential purpose are discouraged.

UR Urban Residential and UR-1 Urban Residential 1 Districts. The purpose of these zones is to identify areas of the Township where moderate to high density residential development can be situated, along with compatible institutional and recreational uses. These districts include the Villages of Buckhorn and Fernville and areas adjacent to those communities. Regulations for these zones seek to protect and enhance, to the greatest extent possible, the past residential and nonresidential investments that have occurred in this area, Public sewer is currently available in Buckhorn, while both public sewer and water supplies are being utilized in most of Fernville.

C General Commercial District. This district is established to accommodate retail and wholesale business activities serving both Township residents and a broader regional market Areas set aside for this zone include portions of the Township along Pennsylvania Route 42, both north and south of the development occurring at the I-80 Interchange. The regulations governing this district permit the development of a wide range of shopping, service and other commercial activities, but require adequate off- street parking and loading areas, and, appropriate buffer yards or screen plantings to be provided. Regulations also require that developers make all necessary arrangements with PennDOT to safely accommodate the anticipated volumes of traffic entering and exiting their sites, thereby helping to assure the efficient movement of people and goods to, from and through the Township. High-density residential development is permitted, as a conditional use, so long as it does not interfere with the district's primary commercial purpose.

IC Interchange Commercial District. The intent of this district is to provide an area of the Township for the development of large-scale commercial activities and businesses oriented to the traveling public in the vicinity of the Buckhom Interchange of Interstate 80. Businesses located in this zone generally cater to large volumes of traffic and can attract customers from sizeable distance. Provisions are included to ensure that adequate arrangements are made to accommodate anticipated volumes of traffic entering, exiting, and parking on sites in this zone. It is not the intent of this district to encourage "strip" commercial areas, but rather to provide space for the development of concentrated retail activities as safely as possible. High-density residential development is permitted, as a conditional use, so long as it does not interfere with the district's primary commercial purpose.

I Industrial District. It is the purpose of this zone to encourage the continuity and expansion of existing industrial operations and promote new industrial investment in the Township. The majority of the acreage for these uses has been provided in close proximity to Interstate 80 in order to maximize accessibility for the distribution or receiving of goods or materials, and to avoid locating industrial operations in or near residential neighborhoods. Reasonable standards are included to minimize air pollution, noise, odors, glare, heat and potential fire and safety hazards. And, still other requirements insure that adequate buffer yards, planting strips and/or screenings are provided between the uses in this zone and other adjoining zoning districts.

A Agricultural District. The purpose of this district is to preserve and protect the semi-rural open space and farming characteristics of Hemlock Township and to promote land cultivation and agricultural production as viable economic activities. The intent of such designation is to permit those lands best suited for agriculture to be utilized for that purpose and to discourage incompatible land uses from encroaching into these areas. All types of agricultural activities, including farm-related businesses, as well as woodland preservation and conservation uses are provided for, as are limited or low density residential uses.

FF and FP Flood Fringe and General Floodplain District (Overlying District). The intent of this district is to prevent the loss of property and life; the creation of health and safety hazards; the disruption of commercial and governmental services; and the extraordinary and unnecessary expenditure of public funds for flood protection and relief. To achieve this end, permitted uses must be floodproofed against flood damage. (See Part 6.) In these floodplain areas, development and/or the use of land shall be permitted in accordance with the regulations of the underlying district; provided, that all such uses, activities, and/or development shall be undertaken in strict compliance with the flood-proofing and related requirements of this and all Township codes and ordinances.

FW Floodway District (Overlying District). The intent of this district is to prevent the loss of property and life; the creation of health and safety hazards; the disruption of commercial and governmental services; and the extraordinary and unnecessary expenditure of public funds for flood protection and relief. To achieve this end, only those uses which will not cause an increase in flood heights, velocities, or frequencies will be permitted in this district. (See Part 6.) In addition, in the Floodway District, no development shall be permitted except where the effects of such development on flood heights is fully offset by accompanying stream improvements which have been approved by all appropriate local and/or state authorities and notification of such has been given to the Federal Insurance Administration and the Pennsylvania Department of Community and Economic Development.

The locations and boundaries of the zoning districts are hereby established as shown on the Official Zoning Map, which is made a part of this chapter together with all future notations, references and amendments.

No change of any nature shall be made to the Official Zoning Map, except in conformance with the procedures set forth in § 27-1101 of this chapter. The final authority as to the current status of zoning districts shall be the Official Zoning Map. Any changes made to the zoning districts shall be made on the Official Zoning Map promptly after the amendment has been approved by the Township Supervisors. All such changes shall be recorded on the Map's "Revision Block" and shall include the date of the amendment, a brief description of the change, and the initials of the individual making the change.

Designation of District Boundaries. The district boundary lines, except for the floodplain districts, are intended to generally follow the center lines of streets, highways, railroad rights-of-way, existing lot lines, municipal boundary lines, or streams or may be designated on the Official Zoning Map by a specific dimension from a road center line or other boundary as indicated.

Determination of District Boundary Locations. Where uncertainty exists with respect to the actual location of a district boundary line in a particular instance, the Zoning Officer shall request the Zoning Hearing Board to render its interpretation with respect thereto; provided, however, no boundary shall be changed by the Zoning Hearing Board. (The Board may request recommendations from the Township Planning Commission prior to making such decisions.) If the true location of the boundary cannot be determined by interpretation of the Zoning Hearing Board, a request for corrective action shall be filed with the Township Supervisors.

Severed Lots. Where a district boundary line divides a lot which was in single ownership at the time of adoption of this chapter or amendment thereto, the Zoning Heating Board may permit the extension of the regulations for either zone into the remaining portion of the lot for a distance not to exceed 50 feet beyond the district line, provided that they determine such extension is consistent with the purposes of this chapter, including all floodplain management regulations.