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Hopewell Township York County
City Zoning Code

PART 2

ZONE REGULATIONS

§ 27-201 Zones and Boundaries.

[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.
R
Residential
A
Agricultural
Cv
Conservation
C
Commercial
I
Industrial
RII
Residential
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.
F. 
Boundaries indicated as parallel to or extensions of features indicated in Subsection 2A through E shall be so construed. Distances not specifically indicated on the official Zoning Map shall be determined by the scale of the map.
G. 
Where physical or cultural features existing on the ground are at variance with those shown on the official zoning map or in circumstances not covered by Subsection 2A through F, the Zoning Hearing Board shall interpret the district boundaries.

§ 27-202 Use Regulations.

[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.

§ 27-203 Residential Zone (R).

[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.
(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.
(2) 
On-lot storage (see § 27-303).
(3) 
Private swimming pool (see § 27-313).
(4) 
Sale of agricultural products (see § 27-304).
(5) 
Off-street parking (see § 27-305).
(6) 
Domiciliary care unit (see § 27-301, Subsection 4).
(7) 
Outdoor sign (see § 27-302).
(8) 
Home occupation (as limited by § 27-301, Subsection 5).
(9) 
Family day-care home (as limited by § 27-301, Subsection 6).
(10) 
No-impact home-based business as an accessory use to a residential dwelling (see § 27-301, Subsection 5).
(11) 
Accessory solar energy system (ASES), 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]
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) 
Rooming house, multi-family conversion.
(2) 
Mobile home park.
(3) 
Convalescent home.
(4) 
Hospital.
(5) 
School, non-public and non-profit.
(6) 
Public utility building.
(7) 
Public buildings and facilities.
(8) 
Child day-care center (see § 27-504, Subsection 7W).
(9) 
Nursery school (see § 27-504, Subsection 7X).
(10) 
Bed and breakfast inn (See § 27-504, Subsection 7Z).
B. 
The following accessory 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.
(1) 
Home occupation (see § 27-301, Subsection 5).
(2) 
Family day-care home (see § 27-301, Subsection 6).
(3) 
Any accessory use customarily incidental to any of the principal uses permitted by § 27-203, Subsection 2, or permitted by special exception pursuant to Subsection 3A of this section.
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:
Public Water and Public Sewer
Public Water or Public Sewer
No Public Water or Public Sewer
Minimum Lot Area
9,000 square feet
30,000 square feet
40,000 square feet
Minimum Lot Width
80 feet
80 feet
200 feet
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:
Dwelling Unit Type
Lot Area Square Feet Per Dwelling Unit
Lot Width Feet Per Dwelling Unit
Front Yard
Side Yards
Rear Yard
Single-family detached
9,000
80
35
*
15
Single-family semi-detached
4,500
45
35***
*
15
Single-family attached
2,200
22
35***
*
15
Multi-family
2,200
**
35***
**
15
*
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.
**
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.
***
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.
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. 
Setbacks. Each lot shall provide front, side and rear setbacks not less than the following:
A. 
Front Setback.
(1) 
For a nonagricultural use: 35 feet.
(2) 
For a principal or accessory building: 35 feet.
B. 
Each Side Setback.
(1) 
For a principal building: 10 feet.
(2) 
For an accessory building: 10 feet.
(3) 
For a nonagricultural use: 10 feet.
C. 
Rear Setback.
(1) 
For a principal building: 35 feet.
(2) 
For an accessory building: 10 feet.
(3) 
For a nonagricultural use: 10 feet.
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.

§ 27-204 Agricultural Zone (A).

[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. 
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]
(1) 
Farm; agriculture.
(2) 
Greenhouse, nursery.
(3) 
Single-family detached dwelling (see §§ 27-318, Subsection 2, and 27-318, Subsection 4).
(4) 
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]
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.
(2) 
On-lot storage (see § 27-303).
(3) 
Private swimming pool (see § 27-313).
(4) 
Sale of agricultural products (see § 27-304).
(5) 
Off-street parking (see § 27-305).
(6) 
Domiciliary care unit (see § 27-301, Subsection 4).
(7) 
Outdoor sign (see § 27-302).
(8) 
Home occupation (as limited by § 27-301, Subsection 5).
(9) 
Farm market (see § 27-317, Subsection 2).
(10) 
Family day-care home (as limited by § 27-301, Subsection 6).
(11) 
Sewage sludge disposal or agricultural utilization (as regulated by the Land Application of Sewage Sludge Ordinance [Chapter 18, Part 5]).
(12) 
No-impact home-based business as an accessory use to a residential dwelling (see § 27-301, Subsection 5).
(13) 
Agricultural-related outdoor recreational use (See § 27-317, Subsection 4).
(14) 
Accessory solar energy system (ASES), 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]
(15) 
Small school (See § 27-317, Subsection 7).
[Added by Ord. No. 2-2023, 5/4/2023]
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.
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) 
House of worship.
(2) 
Cemetery.
(3) 
Agricultural society.
(4) 
Kennel, animal hospital.
(5) 
Child day-care center (see § 27-504, Subsection 7W).
(6) 
Nursery school (see § 27-504, Subsection 7X).
(7) 
Bed and breakfast inn (See § 27-504, Subsection 7Z).
(8) 
Commercial wireless telecommunications service facility (either as a principal or accessory use) (see § 27-504, Subsection 7AA).
(9) 
Concentrated animal feeding operation (CAFO) (See § 27-504, Subsection 7BB(2)).
B. 
The following accessory 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.
(1) 
Home occupation (see § 27-301, Subsection 5).
(2) 
Family day-care home (see § 27-301, Subsection 6).
(3) 
Any accessory use customarily incidental to any of the principal uses permitted by § 27-204, Subsection 2, or permitted by special exception pursuant to Subsection 3A of this section.
4. 
Setbacks. Each lot shall provide front, side and rear setbacks not less than the following:
A. 
Front Setback.
(1) 
For a nonagricultural use: 35 feet.
(2) 
For a principal or accessory building: 35 feet.
B. 
Each Side Setback.
(1) 
For a principal building: 15 feet.
(2) 
For an accessory building: 10 feet.
(3) 
For a nonagricultural use: 10 feet.
C. 
Rear Setback.
(1) 
For a principal building: 35 feet.
(2) 
For an accessory building: 10 feet.
(3) 
For a nonagricultural use: 10 feet.
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]
Use
Minimum Lot Area
Minimum Lot Width
A.
Farm
100 acres
200 feet
B.
Single-family dwelling unit:
With public sewer and water
20,000 square feet
100 feet
Either public sewer or water
30,000 square feet
150 feet
Neither public sewer or water
40,000 square feet
200 feet
C.
All other uses
40,000 square feet
200 feet
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.
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.
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.

§ 27-205 Conservation Zone (Cv).

[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]
(1) 
Single-family detached dwelling (see §§ 27-318, Subsection 2, and 27-318, Subsection 4).
(2) 
Greenhouse, nursery.
(3) 
Parks, open space and other recreation areas of a non-profit nature.
(4) 
Farm; agriculture.
(5) 
Landfill reclamation as outdoor recreational establishment.
(6) 
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]
B. 
The following accessory uses may be permitted when accessory to a permitted principal use:
(1) 
Accessory buildings and structure 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.
(2) 
On-lot storage (see § 27-303).
(3) 
Private swimming pool (see § 27-313).
(4) 
Sale of agricultural products (see § 27-304).
(5) 
Off-street parking (see § 27-305).
(6) 
Domiciliary care unit (see § 27-301, Subsection 4).
(7) 
Outdoor sign (see § 27-302).
(8) 
Home occupation (as limited by § 27-301, Subsection 5).
(9) 
Farm market (see § 27-317, Subsection 2).
(10) 
Family day-care home (as limited by § 27-301, Subsection 6).
(11) 
Sewage sludge disposal or agricultural utilization (as regulated by Land Application of Sewage Sludge Ordinance [Chapter 18, Part 5]).
(12) 
No-impact home-based business as an accessory use to a residential dwelling (see § 27-301, Subsection 5).
(13) 
Agricultural-related outdoor recreational use (See § 27-317, Subsection 4).
(14) 
Accessory solar energy system (ASES), 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]
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.
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.
(1) 
Kennel.
(2) 
Trap, skeet, rifle or archery range.
(3) 
Public buildings and facilities.
(4) 
Outdoor recreational establishment.
(5) 
Cemetery.
(6) 
Club room, club grounds, meeting hall.
(7) 
Child day-care center (see § 27-504, Subsection 7W).
(8) 
Nursery school (see § 27-504, Subsection 7X).
(9) 
Bed and breakfast inn (See § 27-504, Subsection 7Z).
(10) 
Commercial wireless telecommunications service facility (either as a principal or accessory use) (see § 27-504, Subsection 7AA).
B. 
The following accessory 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.
(1) 
Home occupation (see § 27-301, Subsection 5).
(2) 
Family day care home (see § 27-301, Subsection 6).
(3) 
Any accessory use customarily incidental to any of the principal uses permitted by § 27-205, Subsection 2, or permitted by special exception pursuant to Subsection 3A of this section.
4. 
Lot Area and Width. The lot area and lot width shall be as set forth in § 27-318, Subsection 4D, of this chapter.
5. 
Setbacks. Each lot shall provide front, side and rear setbacks not less than the following:
A. 
Front Setback.
(1) 
For a nonagricultural use: 35 feet.
(2) 
For a principal or accessory building: 35 feet.
B. 
Each Side Setback.
(1) 
For a principal building: 15 feet.
(2) 
For an accessory building: 10 feet.
(3) 
For a nonagricultural use: 10 feet.
C. 
Rear Setback.
(1) 
For a principal building: 35 feet.
(2) 
For an accessory building: 10 feet.
(3) 
For a nonagricultural use: 10 feet.
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.

§ 27-206 Commercial Zone (C).

[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.
(25) 
Mini-storage facility (See § 27-303, Subsection 5A).
(26) 
Shopping Center (See § 27-317, Subsection 5).
(27) 
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]
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).
(7) 
Agricultural-Related Outdoor Recreational Use (See § 27-317, Subsection 4).
(8) 
Accessory solar energy system (ASES), 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]
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.
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) 
Gasoline station.
(2) 
Animal hospital, kennel.
(3) 
Outdoor recreational establishment.
(4) 
Child day care center (see § 27-504, Subsection 7W).
(5) 
Nursery School (see § 27-504, Subsection 7X).
(6) 
Bed and Breakfast Inn (See § 27-504, Subsection 7Z).
(7) 
Commercial wireless telecommunications service facility (either as a principal or accessory use) (See § 27-504, Subsection 7AA).
(8) 
Casino or gaming establishment.
[Added by Ord. No. 2-2018, 6/7/2018]
B. 
The following accessory 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.
(1) 
Home occupation (see § 27-301, Subsection 5).
(2) 
Any accessory use customarily incidental to any of the principal uses permitted by § 27-206, Subsection 2, of this chapter or by Subsection 3A of this section.
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:
A. 
Minimum lot area: 20,000 square feet.
B. 
Minimum lot width: 100 feet.
5. 
Setbacks. Each lot shall provide front, side and rear setbacks not less than the following:
A. 
Front Setback.
(1) 
For a nonagricultural use: 35 feet.
(2) 
For a principal or accessory building: 35 feet.
B. 
Each Side Setback.
(1) 
For a principal building: 15 feet.
(2) 
For an accessory building: 15 feet.
(3) 
For a nonagricultural use: 15 feet.
C. 
Rear Setback.
(1) 
For a principal building: 35 feet.
(2) 
For an accessory building: 20 feet.
(3) 
For a nonagricultural use: 20 feet.
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.

§ 27-207 Industrial Zone (I).

[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.
(10) 
Light manufacturing. These include such uses as:
(a) 
Printing and publishing.
(b) 
Soft drink bottling, packaging products in the form of powder or other dry state.
(c) 
Lace manufacture, sewing apparel.
(d) 
Assembly of electric apparatus.
(e) 
Furniture.
(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.
(e) 
Food or convenience store with gross floor area which does not exceed 3,500 square feet, and which does not include gasoline pumps. Such a use, which would include gasoline pumps, would be subject to special exception pursuant to Subsection 3A(4).
(14) 
Mini-Storage facility (See § 27-303, Subsection 5A).
(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:
(1) 
Sewage sludge disposal or agricultural utilization (as regulated by Ord. 1999-3 of Hopewell Township).
(2) 
Recreational facility or health club for the exclusive use of the employees of principal permitted uses located on the parcel or tract.
(3) 
Child day care enter (see § 27-504, Subsection 7W) and/or nursery school (see § 27-504, Subsection 7X) for the exclusive use of the employees of principal permitted uses located on the parcel or tract.
(4) 
Accessory solar energy system (ASES), 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]
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.
(2) 
General manufacturing. These include such uses as:
(a) 
Textiles, leather, rubber, paper.
(b) 
Fabricated metals, machinery.
(c) 
Stone, clay, glass.
(d) 
Instrument making, tool & die making, cabinet making.
(e) 
Electroplating metals, molding plastics.
(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.
(10) 
Child day care center (see § 27-504, Subsection 7W).
(11) 
Nursery School (see § 27-504, Subsection 7X).
(12) 
Adult entertainment facility (see § 27-504, Subsection 7Y).
(13) 
Commercial wireless telecommunications service facility (either as a principal or accessory use) (See § 27-504, Subsection 7AA).
(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:
A. 
Minimum lot area: one acre, except that accessory commercial uses shall have a minimum of 1/2 acre and a maximum of one acre.
B. 
Minimum lot width: 200 feet, except that accessory commercial uses shall have a minimum of 150 feet.
5. 
Setbacks. Each lot shall provide front, side and rear setbacks not less than the following:
A. 
Front Setback.
(1) 
For a nonagricultural use: 50 feet.
(2) 
For a principal or accessory building: 50 feet.
B. 
Each Side Setback.
(1) 
For a principal building: 30 feet.
(2) 
For an accessory building: 10 feet.
(3) 
For a nonagricultural use: 10 feet.
C. 
Rear Setback.
(1) 
For a principal building: 40 feet.
(2) 
For an accessory building: 40 feet.
(3) 
For a nonagricultural use: 40 feet.
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:
(1) 
Cause dust, smoke, fumes, gas or offensive odors to be disseminated beyond the boundaries of the lot.
(2) 
Cause vibration beyond the boundaries of the lot.
(3) 
Cause noise exceeding that of street traffic at the front lot line.
(4) 
Cause glare observable from beyond the boundaries of the lot.
B. 
General Manufacturing and other special exception uses MUST NOT:
(1) 
Cause dust, smoke, fumes, gas or offensive odors to be disseminated beyond the boundaries of the lot in violation of § 27-316, Subsection 6.
(2) 
Cause vibration beyond that permitted by § 27-316, Subsection 3, of this chapter.
(3) 
Cause noise exceeding that permitted by § 27-316, Subsection 2, of this chapter.
(4) 
Cause glare observable from beyond the boundaries of the lot in violation of § 27-316, Subsection 5, of this chapter.
(5) 
Cause any pollution, degradation, contamination or discoloration of any underground or surface waters of the Township.
(6) 
Constitute an unusual fire or explosion hazard.
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.
(4) 
That the drainage requirements of § 27-311 of this chapter will be complied with.
(5) 
That adequate fencing shall be provided to prevent children from having access to any dangerous facilities and/or materials.
(6) 
That the buffer requirements of § 27-308 of this chapter will be complied with.
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:
(1) 
Dust, smoke, fumes, gas or offensive odors to be disseminated beyond the boundaries of the lot in violation of § 27-316, Subsection 6, of this chapter.
(2) 
Vibration beyond that permitted by § 27-316, Subsection 3, of this chapter.
(3) 
Noise exceeding that permitted by § 27-316, Subsection 2, of chapter.
(4) 
Glare observable from beyond the boundaries of the lot in violation of § 27-316, Subsection 5, of this chapter.
(5) 
Any pollution, degradation, contamination or discoloration of any underground or surface waters of the Township.
(6) 
An unusual fire or explosion hazard.
(7) 
An adverse affect upon water supplies utilized by neighboring properties.
That the permit or certificate holder has:
(a) 
Failed to construct and/or landscape buildings as provided in the proposal.
(b) 
Has failed to comply with the drainage requirements of § 27-311.
(c) 
Has failed to fence facilities or materials dangerous to children.
(d) 
Has failed to comply with the buffer requirements of § 27-308 of this chapter.
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.

§ 27-208 Residential II Zone (R-II).

[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]
(1) 
Single-family detached dwelling.
(2) 
Public buildings and facilities.
(3) 
Parks, open space and other recreation areas of a non-profit nature.
(4) 
Farm; agriculture.
(5) 
Greenhouse, nursery.
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.
(2) 
On-lot storage (see § 27-303).
(3) 
Private swimming pool (see § 27-313).
(4) 
Sale of agricultural products (see § 27-304).
(5) 
Off-street parking (see § 27-305).
(6) 
Domiciliary care unit (see § 27-301, Subsection 4).
(7) 
Outdoor sign (see § 27-302).
(8) 
Home occupation (as limited by § 27-301, Subsection 5).
(9) 
Family day care home (as limited by § 27-301, Subsection 6).
(10) 
No-impact home-based business as an accessory use to a residential dwelling (see § 27-301, Subsection 5).
(11) 
Accessory solar energy system (ASES), 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]
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.
(11) 
Child day care center (see § 27-504, Subsection 7W).
(12) 
Nursery School (see § 27-504, Subsection 7X).
(13) 
Bed and Breakfast Inn (See § 27-504, Subsection 7Z).
B. 
The following accessory 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.
(1) 
Home occupation (see § 27-301, Subsection 5).
(2) 
Family day care home (see § 27-301, Subsection 6).
(3) 
Any accessory use customarily incidental to any of the principal uses permitted by § 27-203, Subsection 2, or permitted by special exception pursuant to Subsection 3A of this section.
4. 
Lots 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:
A. 
Minimum lot area: one acre (43,560 square feet).
B. 
Minimum lot width: 200 feet.
5. 
Setbacks. Each lot shall provide front, side and rear setbacks not less than the following:
A. 
Front Setback.
(1) 
For a non-agricultural use: 35 feet.
(2) 
For a principal or accessory building: 35 feet.
B. 
Each Side Setback.
(1) 
For a principal building: 15 feet.
(2) 
For an accessory building: 10 feet.
(3) 
For a non-agricultural use: 10 feet.
C. 
Rear Setback.
(1) 
For a principal building: 35 feet.
(2) 
For an accessory building: 10 feet.
(3) 
For a non-agricultural use: 10 feet.
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.