Specific Words and Phrases.
ACCESSORY COMMERCIAL USE
A commercial use designed specifically to provide services
to employees of industrial areas including, specifically, industrial
parks and uses.
ACCESSORY SOLAR ENERGY SYSTEM (ASES)
(Often referred to as residential solar, but does not rule
out commercial installations.) An area of land or other area used
for a solar collection system principally used to capture solar energy,
convert it to electrical energy or thermal power and supply electrical
or thermal power the majority of which is for on-site use. An accessory
solar energy system consists of one or more freestanding ground- or
roof-mounted, solar arrays or modules, or solar-related equipment,
and is intended to primarily reduce on-site consumption of utility
power or fuels.
[Added by Ord. No. 1-2022, 1/3/2022]
ACCESSORY STRUCTURE
A subordinate structure or a portion of the principal structure
on a lot, the use of which is customarily incidental to that of the
principal structure. An accessory building is an accessory structure.
ACCESSORY USE
A use customarily incidental and subordinate to the principal
use or building and located on the same lot with the principal use
or building. Where authorized by this chapter, a commercial wireless
telecommunications service facility may be considered an accessory
use.
ADULT CABARET
A nightclub, bar, restaurant or similar commercial establishment
which regularly features persons who appear in a state of nudity;
live performances which are characterized by sexual content or sexually
explicit nudity; films, motion pictures, videocassettes, slides or
other photographic reproductions which are characterized by the depiction
or description of sexual content or sexually explicit nudity.
ADULT ENTERTAINMENT FACILITY
Any structure, building or use which is open to the general
public in which 20% or more of the occupied sales or display area
offers for the sale, for rent, lease, loan or for view upon the premises,
pictures, photographs, drawings, prints, images, sculpture, still
film, motion picture film, videotape or similar visual representations
distinguished or characterized by an emphasis on sexual content or
sexually explicit nudity, or books, pamphlets, magazines, printed
matter or sound recordings, containing explicit or detailed descriptions
or narrative accounts distinguished or characterized by an emphasis
on sexual content, or which offers for sale sexual devices. This definition
shall also include a building, structure or a portion thereof, or
a use open to the general public, used for presenting motion picture
film, videotape, live performances or similar visual representation
or materials distinguished or characterized by an emphasis on sexual
conduct or sexually explicit nudity, and shall also include adult
motels, adult cabarets and adult theaters.
ADULT MOTEL
A hotel, motel or similar commercial establishment which:
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(1)
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Offers accommodations to the public for any form of consideration;
and provides patrons with closed-circuit television transmissions,
films, motion pictures, videocassettes, slides or other photographic
reproductions which are characterized by the depiction or description
of sexual content or sexually explicit nudity; and has a sign visible
from the public right-of-way which advertises the availability of
this adult type of entertainment.
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(2)
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Offers sleeping rooms for rent four or more times in one calendar
day during five or more calendar days in any continuous thirty-day
period.
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ADULT THEATER
A commercial establishment, including a theater, concert
hall, auditorium or similar commercial establishment, which regularly
features persons who appear in a state of nudity either on film, motion
pictures, videocassettes, slides, similar photographic reproductions,
or in live performances, which are characterized by the depiction
or description of sexual content or sexually explicit nudity.
AEU; ANIMAL EQUIVALENT UNIT
1,000 pounds live weight of livestock or poultry animals,
regardless of the actual number of individual animals comprising the
unit, as calculated in the Pennsylvania Nutrient Management Act, 3
P.S. § 1701 et seq., and the regulations promulgated there
under, found at 25 Pa. Code, Subchapter D, § 83.201 et seq.
AGRARIAN COMMODITIES
Those commodities designed to promote or having the result
of promoting agricultural interests or way of life.
AGRICULTURAL COMMODITY
Agricultural, horticultural, viticultural and dairy products,
livestock and the products thereof, ranch raised fur-bearing animals
and the products thereof, the products of poultry and bee raising,
forestry and forestry products, and any and all products raised or
produced on farms and intended for human consumption, transported
or intended to be transported in commerce.
AGRICULTURAL REVIEW COMMITTEE
A committee established by the Board of Supervisors, consisting of one Supervisor, one member of the Township Planning Commission, one Township farmer and the Zoning Officer. The purpose of the Agricultural Review Committee shall be, at the discretion and request of the Board of Supervisors or the Planning Commission in case of a homestead lot, to evaluate the quality of farmland at issue in any subdivision or land development plan that involves subdividing for residential purposes a tract in either the Agricultural or the Conservation Zone, to determine whether or not the conditions set forth in §
27-318, Subsection
4B et seq., have been met.
AGRICULTURE
The use of land for farming, dairying, pasturage, apiculture,
horticulture, floriculture, viticulture and animal and poultry husbandry
and the necessary accessory uses for packing, treating or storing
the produce and equipment and for housing and feeding the animals
and housing the equipment. The use of land as a place for the location
of a dwelling is not an agricultural use.
ALTERATIONS
As applied to a building or structure, any changes or rearrangement
in the total floor area, or an enlargement, whether by extending on
a side or by increasing in height or the moving from one location
or position to another.
ALTERATIONS, STRUCTURAL
Any change in the supporting members of a building or structure,
such as bearing walls, columns, beams or girders.
ANIMAL HOSPITAL
A building used primarily for the treatment, by a veterinarian,
of small domestic animals such as dogs, cats, rabbits and birds or
fowl.
BASEMENT
A story having part but not more than 1/2 of its height below
the average level of the adjoining ground.
BED AND BREAKFAST INN
An owner-occupied dwelling unit in which a room or rooms
are rented on a nightly basis for limited periods. Meals may or may
not be provided, but shall be limited to registered guests.
BUILDING
Any structure or edifice designed or intended for use as
an enclosure, a shelter or for protection of persons, animals or property.
BUILDING AREA
The total area of outside dimensions on a horizontal plane
at ground level of the principal building and all accessory buildings.
BUILDING HEIGHT
The total overall height of a building measured from the
basement floor or grade level (if no basement exists) to the highest
point of the roof.
CASINO or GAMING ESTABLISHMENT
A facility which legally operates as a government-licensed
enterprise open to the public in which gaming devices and games of
chance are offered to the players with food, beverages and retail
products normally sold to patrons.
[Added by Ord. No. 2-2018, 6/7/2018]
CELLAR
A story partly underground and having more than 1/2 of its
clear height below the average level of the adjoining ground.
CHILD DAY-CARE CENTER
A facility located in a building other than a residence or
dwelling which provides supervised care for remuneration to children
who are not relatives of the caregiver.
CLEAR SIGHT TRIANGLE
An area of unobstructed vision at street intersections defined
by the center lines of the streets and by a line of sight between
points on their center lines at a given distance from the intersection
of the center lines.
CO-LOCATION
The location of two or more transmission antennae or related
equipment on one commercial wireless telecommunications service facility.
COMMERCIAL WIRELESS TELECOMMUNICATIONS SERVICE FACILITY
Also known as cell towers. An unmanned facility consisting
of antennae, support structure, equipment and an equipment storage
shelter used for the reception, switching and/or transmission of wireless
telecommunications including, but not limited to, paging, enhanced
specialized wireless telecommunications including personal communication
services, cellular telephone and similar technologies. A commercial
wireless telecommunications service facility may be either freestanding,
guy anchored, roof mounted or building mounted.
COMPREHENSIVE PLAN
The plan, or parts thereof, which have been adopted by the
Hopewell Township Board of Supervisors, showing its recommendations
for such systems as: land uses, parks and recreation facilities, water
supply, sewerage and sewage disposal, garbage disposal, transportation,
highways, civic centers and other public improvements which affect
the development of the Township.
CONVERSION, MULTI-FAMILY
A multi-family dwelling constructed by converting an existing
building into apartments for more than one family, without substantially
altering the exterior of the building.
CROPLAND
Land in tillage rotation or orchards, and undeveloped land
formerly in such uses.
DOMESTIC LIVESTOCK
Animal generally associated with agriculture, including but
not limited to: horses (equine), swine, goats, cattle (bovine), sheep,
llamas and alpacas (camelid) which are kept for personal use, rather
than for commercial or agricultural production purposes.
DOMESTIC LIVESTOCK USE
Any activity involving the keeping and/or raising of domestic
livestock for hobby/personal use. A domestic livestock use shall be
accessory to a dwelling located at the same lot. This definition excludes
all commercial animal operations.
DOMICILIARY CARE UNIT
A building or structure designed for living quarters for
one or more families which in addition to providing living quarters
for one or more families, provides twenty-four-hour supervised, protective
living arrangements by the families residing therein for not more
than three persons 18 years of age and above who are disabled physically,
mentally, emotionally or as a result of old age, and are unrelated
to the family providing the care.
DRIVEWAY
A minor vehicular surface, other than a street, providing
access from a street or a private road to a lot.
DWELLING
A building or structure designed for living quarters for
one or more families, including mobile homes, but not including rooming
houses, convalescent homes, motels, hotels and tourist homes or other
accommodations used for transient occupancy.
DWELLING LOT
A lot on which there is located or proposed to be located
a dwelling.
DWELLING UNIT
Any structure, or part thereof, designed to be occupied as
living quarters as a single housekeeping unit.
DWELLING, MULTI-FAMILY
A building containing three or more dwelling units (such
as apartment houses, townhouses on a single lot, and garden apartments)
or two dwelling units arranged so that one unit is above the other
rather than side by side. All dwelling units are located on a single
lot and share with other units a common yard area.
DWELLING, SINGLE-FAMILY ATTACHED
A portion of a building containing one dwelling unit and
having two party walls in common with other dwelling units (such as
row houses or townhouses). Each dwelling unit is located on a separate
lot. End units which have one party wall in common, are included and
are subject to the lot area requirements for other single-family attached
units but must meet setback requirements on the open side.
DWELLING, SINGLE-FAMILY DETACHED
A building containing only one dwelling unit and having two
side yards, or, in the case of a corner lot, one side yard and two
front yards, located on its own separate lot.
DWELLING, SINGLE-FAMILY SEMI-DETACHED
A portion of a building containing one dwelling unit, having
one side yard which meets setback requirements, and one party wall
in common with another dwelling unit. Each dwelling unit is located
on a single lot.
EASEMENT
A right-of-way for a limited purpose; a space within which
no structure may be built.
FAMILY
A single person occupying a dwelling unit and maintaining
a household; two or more persons related by blood, marriage or adoption
occupying a dwelling unit, living together and maintaining a common
household; or not more than three unrelated persons occupying a dwelling
unit, living together and maintaining a common household. In addition,
it may include domestic servants, and gratuitous guests, but not occupants
of a club, fraternal lodging, rooming house, boarding house, institutional
care facility, personal care facility or in any other arrangement
pursuant to which compensation is paid in exchange for the right to
reside in such facility, to receive meals, supervision and/or care.
FAMILY DAY-CARE HOME
A facility located in a residence or dwelling which provides
supervised care for remuneration to children who are not relatives
of the caregiver.
FARM
A tract or contiguous tracts of land held in the same ownership
which is used in the raising of agricultural crops, livestock, poultry
or dairy products, and the necessary accessory uses for packing, treating
or storing the produce, and improved with a single-family dwelling,
and with barns, sheds and/or other farm buildings or structures normally
utilized for housing and feeding farm animals and storing farm equipment.
[Amended by Ord. No. 2-2018, 6/7/2018]
FARM MARKET
A commercial enterprise consisting of one or more buildings or structures, either permanent or temporary, designed and used for the purpose of the sale at least in part of agricultural or agrarian commodities, as defined herein, which are located on a tract of land on which the agricultural commodities are grown or raised. See §
27-317, Subsection
2. A farm market as defined herein shall not include structures or portions of structures which are devoted to processing of agricultural products in the normal course of agricultural operations, or where some processing occurs to produce an agricultural product, or where agricultural products are inspected, sorted or sized as a normal or incidental part of the principal farming or agricultural use of the underlying tract, which accessory uses are not intended to be regulated as farm markets. A farm market also shall not include a roadside stand, as defined herein.
FLOODPLAIN
Those areas designated and delineated by the Flood Insurance Study (FIS) and Flood Insurance Rate Maps (FIRMs) issued by the Federal Emergency Management Agency (FEMA) effective September 25, 2009, or their successors, and regulated by the Hopewell Township Floodplain Management Ordinance of 2009 [Chapter
8] or its successors.
FRONTAGE
The horizontal or curvilinear distance along the street line
upon which a lot abuts.
GREEN AREA
An area of land associated with and located on the same tract
of land as a principal building or group of buildings in relation
to which it serves to provide light and air, or scenic, recreational
or similar purposes. Green areas may include, but not be limited to,
lawns, decorative plantings, sidewalks and walkways, active and passive
recreational areas including playgrounds, fountains, swimming pools,
wooded areas and watercourses; but shall not include loading areas,
parking areas or vehicle surfaces or accessory buildings.
HABITABLE FLOOR AREA
The aggregate of the horizontal areas of rooms used for habitation,
such as living room, dining room, kitchen, bedrooms and bathrooms,
but not including hallways, stairways, cellars, basements, attics,
service rooms or utility rooms, closets, areas intended for the parking
of motor vehicles, areas intended for storage of lawn and garden equipment,
areas intended for location of heating or ventilation equipment, or
other similar spaces, nor unheated areas such as enclosed porches,
nor rooms without at least one window or skylight opening onto an
outside yard or court. At least 1/2 of the floor area of every habitable
room shall have a ceiling height of not less than seven feet, and
the floor area of that part of any room where the ceiling height is
less than five feet shall not be considered as part of the habitable
floor area. The minimum total window area, measured between stops,
shall be 10% of the habitable floor area of such room.
HOME OCCUPATION
A special type of accessory use. It is an occupation or profession
which:
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(1)
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Is carried on in a dwelling unit or in a structure accessory
to a dwelling unit.
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(2)
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Is carried on by a member of the family residing in the dwelling
unit.
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(3)
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Is clearly incidental and secondary to the use of the dwelling
unit for residential purposes.
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HOMESTEAD
A portion of a farm, as defined in this chapter, which contains the principal dwelling of the farm. This term shall include all buildings accessory to the principal dwelling, including farm buildings, except as limited by §
27-318, Subsection
3.
HOMESTEAD LOT
A tract of land in common ownership which was, before its creation, part of a farm, and which contains the homestead, as those terms are defined in this chapter. The remainder of the farm, after the homestead lot is created, shall be known and referred to as the residual tract. See §
27-318, Subsection
3.
HOSPITAL
A licensed institution having an organized medical staff
which is primarily engaged in providing to in- or out-patients, by
or under the supervision of physicians, diagnostic, treatment and
therapeutic services for the care of injuries, disabilities, pregnancy,
disease, sickness, illness, whether physical or mental, or rehabilitation
services for such persons. The term shall not include solely offices
of physicians or other health care providers, but such offices can
be an ancillary part of such facility.
I-83 CORRIDOR
The area bounded by: I-83 on the west; Wolfe Road on the
east; state Route 851 on the south; and the northern boundary of the
Industrial Zone on the north.
INDUSTRIAL PARK
An industrial park is an industrial area:
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(1)
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Organized and laid out in accordance with an overall plan for
a community of industries including the servicing of these industries.
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(2)
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Designed to insure compatibility between the industrial operations
in the park and the surrounding area through such devices as landscaping,
architectural control, setbacks and use requirements.
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JUNK
Any discarded material or article including, but not limited
to, scrap metal, scrapped, abandoned or junked motor vehicles, machinery,
equipment, paper, glass, containers and structures. It shall not include,
however, refuse or garbage kept in a proper container for the purpose
of prompt disposal.
JUNKYARD
Any establishment or place, on public or private property,
where a person stores or accumulates wrecked, abandoned or junked
motor vehicles, machinery or equipment, scrap metal or materials,
for the propose of salvaging parts therefrom for use or resale, or
the destruction of the same for resale as scrap. Any such tract of
land regardless of ownership, shall be considered a separate "junkyard."
KENNEL
A facility where more than four adult dogs (over six months
of age) reside or where more than five cats or other non-agricultural
animals over six months of age reside. Nonagricultural animals exclude
cattle, horses, deer, swine, chickens, ducks, geese, turkeys and sheep.
LANDFILL
A tract or parcel of land which has been or is being used
as a landfill for purposes of burial or storage of trash or other
waste pursuant to permits from the Pennsylvania Department of Environmental
Protection and/or the United States Environmental Protection Agency,
or other state or federal departments or agencies. This definition
shall include storage of nuclear or toxic or industrial waste or by-products,
as well as the burial of domestic trash, waste or incinerator ash,
or any other similar use.
LANDOWNER
The legal or beneficial owner or owners of land including
the holder of an option or contract to purchase (whether or not such
option or contract is subject to any condition), a lessee if he is
authorized under the lease to exercise the rights of the landowner
or other person having a proprietary interest in land.
LOADING SPACE
An off-street space suitable for the loading or unloading
of goods and having direct usable access to a street or alley.
LOT
A plot or parcel of land which is, or in the future may be,
offered for sale, lease, conveyance, transfer or improvement as one
unit, regardless of the method or methods in which title was acquired.
It may be vacant, devoted to a certain use, occupied by a structure
or occupied by a group of structures that are united by a common interest
or use.
LOT AREA
The area contained within the property lines of individual
lots of land, including any area within a street right-of-way, and
including the area of any easement.
LOT WIDTH
The width of a lot measured parallel and, in the Residential, Conservation, Commercial, Agricultural and Residential II Zones, 35 feet distant from, and in the Industrial Zone, 50 feet distant from, the right-of-way line of a road or street currently maintained by Hopewell Township, or by the Commonwealth of Pennsylvania, the right-of-way lines of a private road designed and improved in accordance with the provisions of §§
22-504 through
22-507,
22-602 and
22-603 of the Township Subdivision and Land Development Ordinance [Chapter
22], or by the right-of-way line of a private road not so improved, excepting that a tract or lot may not have its lot width measured by reference to such unimproved road or street, if such unimproved road or street is utilized by or provides access to any other lot or tract or to the improvements thereon located.
MINI-STORAGE FACILITY
A facility providing for the enclosed storage of items such as commercial business stock or equipment, household items, seasonal equipment and/or classic or antique automobiles, where said items are retained for direct use by their owner, who shall have direct access thereto without intermediate handling by the proprietor of the facility. Said facility may be in a single building, or a group of buildings, which shall contain individual storage units which shall be leased or rented to individuals, and each storage unit of which is separated from all other storage units and capable of being secured by the lessee or the renter of each such unit, except for such external storage as may be permitted by §
27-303, Subsection 5 of this chapter.
MOBILE HOME
A transportable, single-family dwelling intended for permanent
occupancy, office or place of assembly contained in one unit, or in
two units designed to be joined into one integral unit capable of
again being separated for repeated towing, which arrives at a site
complete and ready for occupancy except for minor and incidental unpacking
and assembly operations, and constructed so that it may be used without
a permanent foundation.
MOBILE HOME LOT
A parcel of land in a mobile home park, improved with the
necessary utility connections and other appurtenances necessary for
the erection thereon of a single mobile home, which is leased by the
park owner to the occupants of the mobile home erected on the lot.
MOBILE HOME PARK
A parcel of land under single ownership which has been planned
and improved for the placement of mobile homes for nontransient use,
consisting to two or more mobile home lots.
NO-IMPACT HOME-BASED BUSINESS
A business or commercial activity administered or conducted
as an accessory use which is clearly secondary to the use as a residential
dwelling and which involves no customer, client or patient traffic,
whether vehicular or pedestrian, pickup, delivery or removal functions
to or from the premises, in excess of those normally associated with
residential use. When permitted by this chapter, such permission shall
not supersede any deed restriction, covenant or agreement restricting
the use of land, nor any master deed, bylaw or other document applicable
to a common interest ownership community.
NONCONFORMITY
A use, structure, lot or dimension in conflict with the regulations
of this chapter, (1) existing on the effective date of this chapter,
or (2) existing at any subsequent amendment of this chapter, or (3)
created by variance. Specifically, the following types of nonconformities
are distinguished:
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DIMENSIONAL NONCONFORMITY — A lot or structure which is
nonconforming because it is not in compliance with the dimensional
regulations of this chapter.
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NONCONFORMING STRUCTURE — A structure or part of a structure
manifestly not designed to comply with the applicable use provisions
in this chapter or any amendment heretofore or hereafter enacted,
where such structure lawfully existed prior to the enactment of this
chapter or amendment or prior to the application of this chapter or
amendment to its location by reason of annexation. Such nonconforming
structures include, but are not limited to, nonconforming signs.
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NONCONFORMING USE — A use, whether of land or of a structure,
which does not comply with the applicable use provisions in this chapter
or any amendment heretofore or hereafter enacted, where such use was
lawfully in existence prior to the enactment of this chapter or amendment,
or prior to the application of this chapter or amendment to its location
by reason of annexation.
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NORMAL AGRICULTURAL OPERATION
The customary and generally accepted activities, practices
and procedures that farmers adopt, use or engage in year after year
in the production and preparation for market of poultry, livestock
and their products, and in the production and harvesting of agricultural,
agronomic, horticultural, silvicultural and agricultural crops and
commodities, and on land which is not less than 10 contiguous acres
in area. This includes commercial equine operations such as boarding,
riding and racing stables and commercial horse farms, but does not
include horses owned and kept by a property owner for personal use
or enjoyment.
NPDES PERMIT
National Pollution Discharge Elimination System permit or
equivalent document or requirements issued by the Environmental Protection
Agency, the Pennsylvania Department of Environmental Protection, or
their designees, pursuant to the Federal Water Pollution Control Act,
as amended, 33 U.S.C. § 1251 et seq., also known as the
Clean Water Act, and/or the Pennsylvania Clean Streams Law, as amended,
35 P.S. § 691.1 et seq.
NURSERY SCHOOL
A facility located in a building other than a residence or
dwelling designed and operated to provide regular instruction for
two or more children under the age of elementary school students.
It shall not include a facility in which any child is present for
more than 3 1/2 hours in any one day.
NURSING HOME or CONVALESCENT HOME
A building or structure in which nursing care and related
medical or other health services are provided for a period exceeding
24 hours for two or more individuals who are not relatives of the
operator, who are not acutely ill and in need of hospitalization,
but who, because of age, illness, disease, disability, injury, convalescence
or physical or medical infirmity need such care. Such facility shall
be properly licensed by appropriate federal or state agencies. This
definition shall not include hospitals or domiciliary care units.
OUTDOOR RECREATIONAL ESTABLISHMENT
A use of open land for leisure not limited to the following:
beach, swimming pool, tennis court, riding stable, golf course or
a drive-in theater.
PARCEL
For purposes of the application of §§
27-204, Subsection
10, and
27-318, Subsection
2, and
27-318, Subsection
4, a parcel shall mean all contiguous land in common ownership at the date of the proposed transfer. Land shall be considered contiguous even though separated by public or private roads and/or by land adversed from the original tract after June 20, 1974.
PARKING GARAGE
A building where passenger vehicles may be stored for short-term,
daily or overnight off-street parking.
PARKING LOT
An open lot where passenger vehicles may be stored for short-term,
daily or overnight off-street parking.
PARKING SPACE
An off-street space available for the parking of one motor
vehicle and having direct usable access to a street or alley.
PASTURE
Land covered with grass or herbage suitable for grazing by
livestock.
PORTABLE STORAGE UNIT
A container that is not affixed to the land that is designed
for temporary, short-term storage. Also, sometimes known or referred
to as "portage on demand" storage units, or PODs.
PRIME AGRICULTURAL LAND
Land containing soils in Soil Capability Units classified
as Class I, II or III as depicted on maps prepared by the York County
Planning Commission for Hopewell Township, which maps are based on
the U.S. Department of Agriculture, Natural Resources Conservation
Service, Soil Survey of York County, dated 2002.
PRINCIPAL BUILDING
The primary building located on a lot or tract, not an accessory
building. If a dwelling is located on a lot or tract, the dwelling
is the principal building; otherwise, the most valuable building on
the tract or lot is the principal building.
PRINCIPAL SOLAR ENERGY SYSTEM (PSES)
(Also referred to as solar farms or commercial solar facilities.)
An area of land or other area used for a solar collection system principally
used to capture solar energy, convert it to electrical energy or thermal
power and supply electrical or thermal power primarily for off-site
use. Principal solar energy systems consist of one or more freestanding
ground- or roof-mounted solar collector devices, solar related equipment
and other accessory structures and buildings, including: light reflectors,
concentrators, and heat exchangers; substations; electrical inverters;
electrical infrastructure; battery storage; on-site transmission lines;
and other appurtenant structures. Off-site transmission lines will
not be considered part of the PSES for the purposes of zoning applications
but must be shown on land development plans submitted for approval.
[Added by Ord. No. 1-2022, 1/3/2022]
PRINCIPAL USE
The main or primary use of property or structures, measured
in terms of net floor area.
PROFESSIONAL AND BUSINESS OFFICES
Offices that include accountants, actuaries, advertising
agencies, dental services, opticians, attorneys, lending agents, medical
services, including doctor's offices and ancillary medical services,
including, specifically, rehabilitation services (but excluding hospitals,
and nursing and convalescent homes) and executive and administrative
offices of business firms.
PUBLIC
Owned, operated or controlled by a governmental agency (federal,
state or local including a corporation created by law for the performance
of certain specialized governmental functions and the Board of Education).
PUBLIC SEWER
A Township sanitary sewer system approved and permitted by
the Pennsylvania Department of Environmental Protection.
PUBLIC WATER
A Township water supply system or a comparable common water
supply system approved and permitted by the Pennsylvania Department
of Environmental Protection.
PUBLIC WELL
A well, which will supply water to a Township water supply
system or a comparable common water supply system approved and permitted
by the Pennsylvania Department of Environmental Protection or the
Pennsylvania Public Utilities Commission.
RESIDENTIAL LAND DEVELOPMENT
(1) The improvement of one lot or two or more contiguous
lots, tracts or parcels of land involving (a) a group of two or more
buildings to be occupied as dwelling units, or (b) the division or
allocation of land or space for dwelling purposes, between or among
two or more existing or prospective occupants; (2) a residential subdivision.
In determining the number of dwellings and/or lots in a residential
land development all lots which on June 20, 1974, were a part of the
same parcel and all dwellings located on such lots shall be included.
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(1)
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MINOR RESIDENTIAL LAND DEVELOPMENT — A residential land
development consisting of two or fewer existing or proposed dwelling
units.
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RESIDENTIAL SUBDIVISION
The division or re-division of a lot, tract or parcel of
land by any means into two or more lots, tracts, parcels or other
divisions of land including changes in existing lot lines for the
purpose whether immediate or future of lease, transfer of ownership,
or building or lot development where one or more of the lots, tracts,
parcels or division will be used immediately or in the future as a
place for a dwelling unit to be occupied by human beings. In determining
the number of lots in a residential subdivision all lots which, on
June 20, 1974, were a part of the same parcel shall be included.
ROADSIDE STAND
A roadside stand shall be defined as a nonpermanent structure
set up temporarily along a roadside at which a person or persons sells
only agricultural commodities which that person or persons produced
on the tract of land on which the roadside stand is set up, or on
land owned by the person or persons who produced the agricultural
commodities, if those agricultural commodities are produced on other
land. No other types of commodities shall be permitted to be sold,
other than those produced on the tract by the person or persons selling
those commodities. Such roadside stands are not regulated by this
chapter, except that such stands shall be required to have a place
where vehicles can safely pull off of the travel portion of the road
without creating a danger to traffic traveling on the travel portion
of the roadway.
ROLL OFF DUMPSTER
A dumpster container which is delivered by, and rolled off
the back of, a truck, the design and purpose of which is for temporary
placement at construction, renovation or demolition sites for containing
and removing waste, trash or debris. This term does not include dumpsters
which are permanently placed for normal household trash, such as at
commercial, agricultural and industrial locations or apartment complexes.
ROOMING HOUSE
A building containing a single dwelling unit and guest rooms,
where lodging is provided, with or without meals, for compensation.
SCHOOL, COMMERCIAL
A school conducted for profit for such special instruction
including but not limited to business, art, music, trades, handicraft,
dancing or riding.
SCHOOL, SMALL
A public or nonpublic primary or secondary school primarily
for children between the ages of five and 19, inclusive, that provides
state-required or state-funded educational programs.
[Added by Ord. No. 2-2023, 5/4/2023]
SCREEN PLANTING
A vegetative material of sufficient height and density to
conceal from the view of property owners in adjoining zones the structures
and uses on the premises on which the screen planting is located.
SETBACK
The required horizontal distance between a setback line and
a property or street line.
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(1)
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SETBACK, FRONT — The distance between the street line
and the front setback line projected the full width of the lot.
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(2)
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SETBACK, REAR — The distance between the rear lot line
and the rear setback line projected the full width of the lot.
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(3)
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SETBACK, SIDE — The distance between the side lot line
and the side setback line projected from the front yard to the rear
yard.
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SETBACK LINE
A line within a property and parallel to a property or street
line which delineates the required minimum distance that must be provided
between a structure or building and an adjacent street line and/or
property line.
SEXUAL CONTENT
Any of the following:
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(1)
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The fondling or other erotic touching of human genitals, pubic
region, buttocks, anus or female breasts.
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(2)
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Sex acts, actual or simulated, including intercourse, oral copulation
or sodomy.
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(3)
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Masturbation, actual or simulated.
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(4)
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Excretory functions as part of or in connection with any of
the activities set forth in Subsections (1) through (3) above.
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SEXUALLY EXPLICIT NUDITY
The male genitals in a state of sexual arousal and/or the
vulva or female genitals, or full exposure of the female breasts.
SHOPPING CENTER
A group of stores planned and designed for the site on which
it is built, functioning as a unit, with off-street parking provided
on the property as an integral part of the unit.
SIGN
A device for visual communication that is used to bring the
subject to the attention of the public, but not including lettering
or symbols that are an integral part of another structure, or flags
or other insignia of any government, government agency or of any civic,
charitable, religious, fraternal or similar organization.
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(1)
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SIGN, ADVERTISING — A sign whose major purpose is for
directing attention to a business commodity, service or entertainment
conducted, sold or offered elsewhere than upon the same lot, such
as billboards.
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(2)
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SIGN, ATTACHED — A sign attached, painted or otherwise
mounted parallel to the surface of that portion of the building or
structure to which it is affixed.
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(3)
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SIGN, BUSINESS — A sign directing attention to or identifying
a business or profession or a group of businesses or professions,
conducted on the same lot or in the same commercial or industrial
park or complex, including, but not limited to, malls, mini-malls,
or strip malls, or to products sold on or within the same lot, park
or complex.
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(4)
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SIGN, DIRECTIONAL — A sign which is for directing the
public to or designating the location of a community or other place
or establishment of a public or quasi-public nature but not including
signs pertaining to real estate.
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(5)
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SIGN, FREE-STANDING — A sign supported by uprights or
braces placed upon the ground and not attached to a building.
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(6)
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SIGN, I-83 CORRIDOR — A sign located in the I-83 corridor
as defined in this section.
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(7)
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SIGN, PERMANENT — A sign permanently attached or applied
to a building or structure or permanently anchored into the ground
and which cannot easily be moved. Permanent signs may have either
permanent or replaceable lettering.
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(8)
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SIGN, PORTABLE — A temporary sign, of any material, with
or without changeable type lettering, illuminated or non-illuminated,
mounted or transported on a vehicle, trailer or similar structure,
with or without wheels, and not permanently attached to the ground,
often referred to as a "mobile sign."
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(9)
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SIGN, PROJECTING — A sign which is attached to a building
or other structure and extends beyond the line of a building or structure
or beyond the surface of that portion of the building or structure
to which it is attached.
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(10)
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SIGN, TEMPORARY — A sign which is anchored to the ground
or attached to a building or structure with weights, cables, pins,
braces or stakes and which can easily be moved. Temporary signs are
displayed for a limited period of time.
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SINGLE-FAMILY RESIDENTIAL UNIT
A tract of land used solely as a location for a single-family
detached dwelling and accessory building such as a garage, yard, garden
and other uses commonly accessory to a residence.
SOLAR ENERGY OVERLAY DISTRICT
An overlay district in the Agricultural (A) Zone, Conservation Zone (Cv), Commercial Zone (C) and Industrial Zone (I) of the Township, as set out in the Township's Zoning Map, in which Principal Solar Energy Systems (PSES) are permitted, subject to the terms of this chapter, and 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]
STORY
That portion of a building, excluding cellars, included between
the surface of any floor and the surface of the floor next above it,
or if there be no floor above it, then the space between any floor
and the ceiling next above it.
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(1)
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STORY, HALF — A story under a gable, hip or gambrel roof,
the wall plates of which on at least two opposite exterior walls are
not more that two feet above the floor.
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STREET
Includes street, avenue, boulevard, road, highway, freeway,
lane, alley, viaduct and any other ways used or intended to be used
by vehicular traffic or pedestrians whether public or private.
STREET GRADE
The officially established grade of the street upon which
a lot fronts, or in its absence, the established grade of other streets
upon which the lot abuts, at the midway of the frontage of the lot
thereon. If there is no officially established grade, the existing
grade of the street at such midpoint shall be taken as the street
grade.
STREET LINE
A line defining the edge of a street right-of-way and separating
the street from abutting property or lots. Commonly known as the "street
right-of-way line."
STRUCTURE
Any man-made object having an ascertainable stationary location
on or in land or water, whether or not affixed to the land.
TRACT
All contiguous land in common ownership on June 20, 1974.
Land shall be considered contiguous even though separated by public
or private roads and/or by land adversed from the original tract after
June 20, 1974.
USE
The specific purpose for which land or a structure is designed,
arranged, intended, occupied or maintained.
VARIANCE
A modification of any provision of this chapter granted by
the Zoning Hearing Board.
YARD
The portions of the lot not occupied by a principal building.
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(1)
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FRONT YARD — The open unoccupied space on the same lot
with the principal building extending the full width of the principal
building projected to the side lines of the lot. The depth of the
front yard shall be measured between the front line of the principal
building, and for this purpose any porches whether enclosed or unenclosed
shall be considered as part of the principal building, and the street
line.
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(2)
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REAR YARD — The open unoccupied space on the same lot
with the principal building extending the full width of the principal
building projected to the side lines of the lot. The depth of the
rear yard shall be measured between the rear line of the principal
building, and for this purpose any porches whether enclosed or unenclosed
shall be considered as part of the principal building, and the rear
lot line.
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(3)
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SIDE YARD — The open unoccupied space on the same lot
with the principal building situated between the principal building
and the side lot line and extending from the front yard to the rear
yard. Any lot line not a rear line or a front line shall be deemed
a side line.
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