[Ord. 1944, 11/23/2009]
For the purpose of this Chapter, certain terms and words are
defined herein. Whenever used in this Zoning Chapter, they shall have
the meaning indicated in this Section, except where the context indicates
a clearly different meaning. Words used in the present tense include
the future; the singular number includes the plural and the plural
the singular; the words "used for" include the meaning "designed or
redesigned for" and vice versa; the word "shall" is mandatory and
not discretionary, and the word "may" is permissive.
[Ord. 1944, 11/23/2009]
As used in this chapter, the following terms shall have the
meanings indicated:
A place of instruction operated by a public, private, nonprofit
or religious organization, having regular sessions, with regularly
employed instructors and meeting all of the requirements of the Pennsylvania
Department of Education for providing primary, secondary, postsecondary,
undergraduate and/or graduate collegiate education. This definition
shall not include privately operated, for-profit trade, vocation,
avocation or business schools.
A subordinate building, the use of which is clearly incidental
to or customarily found in connection with and located on the same
lot as the main building or principal use of the land.
A use customarily incidental and subordinate to the principal
use and located on the same lot as the principal use.
Any place to which the public is permitted or invited wherein
coin-operated, slug-operated, or for any form of consideration, electronically,
electrically, or mechanically controlled still or motion-picture machines,
projectors, video or laser disk players, or other image-producing
devices are maintained, not located within viewing booths, to show
images to five or fewer persons per machine at any one time, and where
the images displayed are distinguished or characterized by the depicting
or describing of "specified sexual activities" or "specified anatomical
areas."
Books, magazines, periodicals or other printed matter, or photographs,
films, motion pictures, video cassettes or video reproductions, slides,
CD ROM disks, or other computer software, or other visual representations
which are characterized by the depiction or description of specified
sexual activities or specified anatomical areas.
Instruments, devices or paraphernalia which are designed for
use in connection with specified sexual activities.
Nightclub, bar, restaurant, or other commercial establishment
which regularly features:
Persons who appear in a state of nudity or seminudity;
Live performances which are characterized by the exposure of
specified anatomical areas or by specified sexual activities; or
Films, motion pictures, video cassettes, slides or other photographic
reproductions or visual presentations of any other kind which are
characterized by the depiction or description of specified sexual
activities or specified anatomical areas.
A commercial establishment where, for any form of consideration,
films, motion pictures, video cassettes, slides or similar photographic
reproductions or visual presentations of any kind are regularly shown
which are characterized by the depiction or description of "specified
sexual activities" or "specified anatomical areas."
A theater, concert hall, auditorium, or similar commercial
establishment which regularly features persons who appear in a state
of nudity or seminudity, or live performances which are characterized
by the exposure of "specified anatomical areas" or by "specified sexual
activities."
A nontransient, residential facility owned, sponsored, managed
and operated as part of the activity of a church or other similar
religious institution, said facility providing lodging or meals, or
both, to self-sufficient adults for compensation. No person receiving
any such services shall be required to be a member of the church or
other similar religious institution owning and operating the facility.
This definition shall not, nor does it, include any type of facility
which offers or provides personal supervision or assistance, or any
form of personal, intermediate or skilled nursing care.
Any use of land or structures for farming, dairying, pasturage,
agriculture, horticulture, floriculture, arboriculture, or animal
or poultry husbandry. Accessory uses permitted in conjunction with
an agricultural use may include barns, stables, corn cribs, silos
and any other use or structure that is clearly related to an agricultural
operation.
Any landing area, runway or other facility designed or used
or intended to be used, either publicly or by any person, for the
landing and taking off of aircraft, including all necessary taxiways,
aircraft storage and tie-down areas, hangars and all other necessary
structures and open spaces. (See also "heliport/helipad.")
Any establishment where six or more mechanical or electronic
devices, machines, tables or apparatus of any kind are located for
playing games of skill or amusement.
An establishment for the medical or surgical treatment of
animals, including the boarding of hospitalized animals, but excluding
kennels.
Area of a lot or site shall be calculated from dimensions
derived by a horizontal projection of the site.
A licensed facility containing more than 50 and not more
than 150 residential units for senior adults, which includes common
dining and recreation areas and which provides supportive services,
not primarily medical in nature, to residents for activities of daily
living. An "assisted-living facility" may include a licensed adult
day-care program.
A business activity which is devoted primarily to the purchase,
sale, leasing, repair and/or reconditioning of automobiles and light
trucks by a dealership which is the holder of a franchise from a vehicle
manufacturer authorizing it to sell new automobiles.
The use of any building, land area, or other premises principally
for the display, sale, rental, or lease of new or used automobiles
(but may include light trucks or vans, trailers, or recreation vehicles),
and including any vehicle preparation, warranty, or repair work conducted
as an accessory use.
The dismantling or wrecking of used automobiles, trucks,
trailers, or motor vehicles or the storage, sale or dumping of dismantled,
partially dismantled, obsolete or wrecked vehicles or their parts.
A building, or part thereof, used for the servicing and repair
of motor vehicles, including engine overhaul, bodywork and recapping/retreading
of tires and where all storage of parts and dismantled vehicles and
all repair work are conducted entirely inside a completely enclosed
building.
A dwelling that is the principal residence of the operator
where no more than four sleeping rooms are offered to transient overnight
guests for compensation and where the only meal served and included
with the overnight accommodations is breakfast.
A sign with a changeable message or display which pertains
to a business, organization, event, person, place, service or product
not principally located on the premises where the sign is located.
[Added by Ord. 1950, 9/22/2011]
The Township Commissioners, Township of Harrison, County
of Allegheny and Commonwealth of Pennsylvania.
A building, or portion thereof, containing boarding or lodging
rooms which accommodate persons who are not members of the keeper's
family and who do not receive specialized health, social or rehabilitative
services. Lodging or meals or both are provided for compensation on
a weekly or monthly basis. The number of boarders shall not exceed
two persons.
A landscaped area of a certain depth specified by this Chapter
that shall be planted and maintained in trees, grass, ground cover,
shrubs, bushes or natural landscaping material and shall consist of
a mix of types and sizes of plant material that, within three years
of planting, meets the standard of providing a compact year-round
visual screen at least six feet in height or an existing natural barrier,
such as vegetation and/or topography, that duplicates the effect of
the required buffer area, provided the natural barrier is maintained
with vegetation or landscaping at all times.
A facility (whether automatic or manual) for washing and
polishing vehicles.
Property used for interring of dead persons or domestic pets,
including mausoleums, columbariums, crematoriums, and mortuaries operated
in conjunction with and within the boundaries of such property.
Any place, home or institution which cares for from four
to 10 children under the age of 16 years, apart from their parents,
guardians or custodians for regular periods of time on a twenty-four-hour-a-day
basis, for compensation; provided, however, that the term "child-care
facility" shall not include or apply to bona fide schools, custody
fixed by a court, children related by blood or marriage within the
third degree of the custodial person, or churches and other religious
or public institutions caring for children within an institutional
building.
A building, structure, lot or portion of land where people
regularly observe, practice or participate in religious or spiritual
services, meetings or activities, but not to include day-care centers,
boardinghouse or domiciliary care, except in those districts where
such uses are specifically permitted.
A building or structure where two or more licensed medical
professionals provide diagnostic health, medical, surgical and/or
psychiatric services and/or treatment diagnosis and treatment to the
general public without overnight accommodation and that may include
uses such a reception areas, waiting areas, consultation rooms, x-ray
and minor operating rooms and a dispensary, provided that all such
uses are accessed only from the interior of the building or structure.
An organization comprised mainly of the residents of the
neighborhood in which it is located, the primary purpose of which
is the advancement of its members or of the community in educational,
cultural or civic pursuits and activities.
Any premises, licensed by the Pennsylvania Department of
Public Welfare, where care is provided for not more than 50 adults
at any one time, for compensation, during a portion of the day, without
overnight stays or accommodations.
A recreation facility operated as a business and open to
the public for a fee.
A facility where persons are instructed, taught or trained
a specific trade, vocation, avocation or business discipline. The
term "commercial school" shall include, but not be limited to, activities
such as dancing, music, sports/recreation, business and technical
training.
Any device used for the transmission or reception of radio,
television, wireless telephone, pager, commercial mobile radio service
or any other wireless communications signals, including without limitation
omni-directional or whip antennas and directional or panel antennas,
owned or operated by any person or entity licensed by the Federal
Communications Commission ("FCC") to operate such device. This definition
includes freestanding antennas, antennas mounted on communication
towers and antennas mounted on buildings and structures. This definition
does not include private-residence-mounted satellite dishes or television
antennas or amateur radio equipment, including without limitation
ham or citizen band radio antennas.
Any unmanned building, cabinet or other enclosure containing
equipment or control devices for the operation of a communications
antenna.
A structure, other than a building, such as a monopole, self-supporting
lattice, or guyed tower, designed and used to hold and facilitate
the operation of a communications antenna.
A retail store with a gross floor area of 4,000 square feet
or less that primarily serves customers who live within two miles
of the store. Convenience stores offer a limited selection of grocery,
household and personal items for quick purchase and may include the
dispensing of gasoline.
A recreational facility operated by a public or private entity
that has as its principal use a golf course and that may include one
or more of the following accessory uses: a clubhouse and/or restaurant,
locker rooms, pro shops, swimming pool and facilities for racquet
sports.
Facilities offering care of pre-school-age children, in the
morning and afternoon hours only, for compensation. This term includes
nursery schools and day nurseries. The number of children being cared
for at any one time shall not exceed 20.
A sign necessary for vehicular and pedestrian safety, to
guide or direct vehicular or pedestrian traffic to a location on,
or through, or out of the premises where the sign is located, relative
to parking, entrances, exits, loading areas, drive-throughs and similar
features.
[Added by Ord. 1979, 6/22/2015]
The extraction of coal from underground areas.
Any premises operated for compensation where adults who are
generally self-sufficient, but unable to live independently for social
or economic reasons, receive room and board and general supervision.
The number of residents shall not exceed six persons.
Any building designed or used as permanent living quarters
for one or more families, not including hotels, motels, or boardinghouses.
One or more rooms for living purposes, together with separate
cooking and sanitary facilities, used or intended to be used by one
family.
Retail establishments selling food and drink for consumption
on the premises, including lunch counters and refreshment stands selling
prepared foods and drinks for immediate on-site consumption.
A sign, any portion of which displays or has the ability
to display electronically illuminated, scrolling or moving text, symbols
or other images, utilizing LED, LCD or other digital or electronic
technology, commonly known as electronic messages or reader board,
electronic marquees, message centers or moving message displays.
[Added by Ord. 1979, 6/22/2015]
A person who performs any service on the premises of a sexually
oriented business on a full-time, part-time or contract basis, whether
or not the person is denominated an employee, independent contractor,
agent or otherwise and whether or not said person is paid a salary,
wage or other compensation by the operator of said business. "Employee"
does not include a person exclusively on the premises for repair or
maintenance of the premises or equipment on the premises, or for the
delivery of goods to the premises.
A person, who, for consideration, agrees or offers to act
as a companion, guide or date for another person, or who agrees or
offers to privately model lingerie or to privately perform a striptease
for another person.
A person or business association who furnishes, offers to
furnish, or advertises to furnish escorts as one of its primary business
purposes for a fee, tip or other consideration.
The erection, construction, alteration or maintenance by
public utilities or municipal or other governmental agencies of underground
or overhead gas, electrical, steam or water transmission or distribution
systems, including poles, wires, mains, drains, sewers, pipes, conduit
cables, fire alarm boxes, police call boxes, traffic signals, hydrants,
street signs, and other similar equipment and accessories in connection
therewith, reasonably necessary for the furnishing of adequate service
by such public utilities or municipal or other governmental agencies
or for the public health or safety or general welfare, but not including
structures.
Means and includes any of the following.
The opening or commencement of any sexually oriented business;
The conversion of an existing business, whether or not a sexually
oriented business, to any sexually oriented business;
The addition of any sexually-oriented business to any other
existing sexually oriented business or to a non-sexually-oriented
business; or
The relocation of any sexually-oriented business.
An individual, or two or more persons related by blood, marriage
or adoption or foster child care, including domestic servants or gratuitous
guests thereof; or a group of not more than four unrelated persons,
living and cooking together as a single housekeeping unit and sharing
common facilities as considered reasonably appropriate for a family
related by blood, marriage or adoption, and whose membership in the
housekeeping unit is not dependant on payment of compensation to anyone
providing meals, supervision or specialized health, social or rehabilitative
services; or not more than five persons living together in a group
living arrangement with supervision, provided that the group living
arrangement meets all of the following criteria:
It provides nonroutine support services, including supervision,
personal care, social or counseling services and transportation, to
persons who need such assistance in order to use and enjoy a dwelling
or to avoid being placed within an institution, because of a physical
disability, old age, mental retardation, or other handicap or disability
as defined by the Fair Housing Amendments Act or the Americans with
Disabilities Act.
Provides for the joint occupancy of a dwelling unit where residents
maintain a common household and practice, on a permanent or long-term
basis, a joint economic, social and cultural life.
Does not involve the housing of persons on a transient basis.
It does not involve the housing or treatment of persons accepted
for residents in the group living arrangement on the basis of their
status as criminal offenders, juvenile offenders or delinquents, or
who would otherwise qualify for residents by virtue of having been
found by any governmental tribunal, or court or agency to be a danger
to society or on release or under the jurisdiction of the criminal
justice system, a government bureau of correction or similar institution;
the term "family" shall not include persons living together in a halfway
house, boardinghouse or domiciliary care home as defined herein.
A bank, savings and loan association or similar institution
that lends money or is engaged in a finance-related business.
Facilities owned and operated by a public agency or nonprofit
corporation used for the storage of fire trucks, firefighting equipment,
ambulances and other emergency medical equipment and for the training
of firefighters, paramedics and other medical rescue personnel and
that may or may not include offices, meeting rooms, exercise rooms,
sleeping quarters for the employees and volunteers, kitchen facilities
and a social hall.
The management of forests and timberlands when practiced
in accordance with accepted silvicultural principles, through developing,
cultivating, harvesting, transporting and selling trees for commercial
purposes, which does not involve any land development.
A line parallel to or concentric with the adjacent street
right-of-way, the minimum measurement of which is the front yard depth.
[Added by Ord. 1953, 9/22/2011]
A building used for the embalming of the deceased for burial,
but not including cremation, and for the display of the deceased and
ceremonies connected therewith before burial or cremation.
A premises providing fuel and minor accessories and services
to automobiles, but not including major overhaul, spray painting,
recapping of tires or auto wrecking.
A structure for the enclosure, cultivation and protection
of plants.
The total fully enclosed floor area designed for a tenant's
occupancy and exclusive use, including any basements, mezzanines or
upper floors, but excluding fenced-in or partially enclosed areas,
expressed in square feet and measured from the center line of joint
partitions and from outside walls.
A freestanding sign, the bottom edge of which may not exceed
18 inches above ground level.
[Added by Ord. 1950, 9/22/2011]
An establishment that provides room and board to persons
who are residents by virtue of receiving supervised specialized services
limited to health, social and/or rehabilitative services provided
by a governmental agency, their licensed or certified agents or any
other responsible nonprofit social service corporation in or authorized
to operate in the Commonwealth of Pennsylvania. The residents of the
facility need not be related to each other; however, the number of
residents shall not exceed 10 persons.
A licensed home for inmates on release for more restrictive
custodial confinement or initially placed in lieu of more restrictive
custodial confinement, where supervision, rehabilitation and counseling
are provided to mainstream residents back into society, enabling them
to live independently. A "halfway house" also includes a dwelling
unit occupied on a transient or short-term basis by persons assigned
by a court of law, or referred by a public, semipublic, profit or
nonprofit entity, and managed by or on behalf of a public, semipublic,
profit or nonprofit entity responsible for the occupants' care,
safety, conduct, counseling and supervision, where the residents reside
there for purposes of transitional alcohol, drug or substance abuse
recovery, shelter for battered persons and their children, maternity
homes, community re-entry services following incarceration, prison
assignment, house arrest or other court-ordered treatment, the housing
of persons accepted for residence on the basis of their status of
juvenile offenders or delinquents, and other similar short-term supervised
assignments.
Any of the following materials or substances: acetone, ammonia,
benzene, calcium carbide, carbon disulfide, celluloid, chlorine, hydrochloric
acid, hydrocyanic acid, magnesium, nitric acid, nitric oxides, petroleum
products, phosphorus, potassium, sodium, sulfur, sulfur products,
pesticides, insecticides, fungicides, all poisons, flammable gasses
and radioactive substances and any other materials which are a hazard
to persons or property.
A designated area, usually with a prepared surface, used
for takeoff and landing of helicopters.
Any occupation, profession, enterprise or activity conducted
solely by one or more members of a family on the premises, which is
incidental and secondary to the use of the premises for dwelling,
provided that (a) no commodity is stored or sold, except such as is
made on the premises and (b) there shall be no group instruction,
assembly or activity and no outside storage or display material on
the premises.
An institution providing primary health services and medical
or surgical care to persons, primarily inpatients, suffering from
illness, disease, injury, deformity, and other abnormal physical or
mental conditions and including, as an integral part of the institution,
related facilities such as laboratories, outpatient facilities, training
facilities, medical offices, and staff residences. Hospitals may have
a heliport/helipad as an accessory use.
See "motel or hotel."
A facility containing more than 50 and not more than 150
adult residential units which includes common dining and recreation
areas for senior adults and no on-site medical care or facilities.
A tract of land that is planned, developed, and operated
as a coordinated and integrated facility for a number of separate
industrial uses, with consideration for circulation, parking, signage,
utility needs, aesthetics, and compatibility.
A building or land or any portions thereof that is used for
the storage or processing of any liquid, gaseous, chemical and solid
residue or by-products of an industrial process, or of any substance
or material deemed hazardous by the United States Environmental Protection
Agency, the Pennsylvania Solid Waste Management Act of 1980 and/or
any regulations promulgated thereunder by the Pennsylvania Department
of Environmental Protection and designated as "hazardous materials."
A structure and/or premises where eight or more dogs and/or
cats who are six months or older are kept, bred, trained and/or boarded
at any one time, whether for profit or not.
The processing and fabrication of certain materials and products
where no process involved will produce noise, vibration, air pollution,
fire hazard, or noxious emission which will disturb or endanger neighboring
properties. Light manufacturing includes the production of the following
goods: home appliances; electrical instruments; office machines; precision
instruments; electronic devices; timepieces; jewelry; optical goods;
musical goods; novelties; wood products; printed material; lithographic
plates; type composition; machine tools; dies and gauges; ceramics;
apparel; lightweight non-ferrous metal castings; film processing;
light sheet metal products; plastic goods; pharmaceutical goods; and
food products, but not animal slaughtering or curing, nor rendering
of fats.
A space within a building or on the same lot therewith, having
minimum rectangular dimensions of not less than 12 feet in width and
45 feet in length, providing for the standing, loading or unloading
of vehicles.
A health care facility licensed by the Commonwealth of Pennsylvania
to provide skilled or intermediate nursing care to persons who do
not require treatment in an acute care hospital. This term includes
nursing homes, convalescent homes and rest homes.
A parcel of land occupied or capable of being occupied by
one or more structures.
A mean horizontal distance between the front and rear lot
lines.
The horizontally projected area of a lot computed exclusive
of any portion of the right-of-way of any public thoroughfare.
Any lot which, individually or as a part of a subdivision,
has been duly recorded pursuant to statute in the Recorder's
office of Recorder of Deeds of the County.
The distance between the side lot lines measured along the
front building setback line.
[Amended by Ord. 1953, 9/22/2011]
Any operation, other than in connection with the foundation
for a structure, involving:
Strip or other mining of coal or other minerals, excavating
of sand or rock and crushing of rock, sanitary and other fills, recovery
of metal or natural resources and similar operations;
Material alteration of the ground surface so as to affect streets
and recreation sites and other public facilities, or physically affect
private property within 1,000 feet of the intended operation;
A volume of earth movement exceeding an average of 1/2 cubic
yard per square foot, or 10,000 cubic yards, whichever is the lesser;
or
A change in ground elevation exceeding 15 feet.
The processing and fabrication of any article, substance
or commodity.
Use of the premises by a natural person, corporation, partnership.
association. trust or other entity, or any combination thereof. holding
a permit issued by the Commonwealth of Pennsylvania Department of
Health, to dispense medical marijuana.
[Added by Ord. 1992, 2/27/2017]
The use of the premises by a person, including a natural
person, corporation, partnership, association. trust or other entity,
or any combination thereof, holding a permit from the Commonwealth
of Pennsylvania Department of Health to grow and/or process medical
marijuana, with all growing and processing activity to be conducted
indoors.
[Added by Ord. 1992, 2/27/2017]
A building or group of buildings equipped with machinery
for processing raw materials into finished products.
Any trailer, vehicle, tent, air-supported structure or other
mobile or temporary structure not permanently affixed to the ground,
from which trade or commerce is conducted, including trade or commerce
that constitutes a use otherwise permitted by this Chapter in the
zoning district.
A prefabricated dwelling unit designed for transportation
on streets and highways on its own wheels or on a flatbed or other
trailer and arriving at the site where it is intended to be occupied
as a dwelling unit complete and ready for occupancy, except for the
connection to utilities and minor or incidental unpacking and assembly
operations, and constructed so that it may be used with or without
a permanent foundation.
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.
A parcel or contiguous parcels of land which has been so
designated and improved that it contains two or more mobile home lots
for the placement thereon of mobile homes for nontransient use.
A ground sign, the bottom of which consists of a solid base
at ground level across the width of the sign.
[Amended by Ord. 1950, 9/22/2011]
An establishment that offers transient overnight lodging
accommodations, including extended stays, to the general public and
that also may provide additional supporting services such as restaurants,
meeting rooms, recreation, facilities and living quarters for a resident
manager or proprietor.
A separate, detached building designed for or occupied exclusively
as a residence for three or more families, including apartment houses,
row houses, townhouses and other buildings of similar character, but
shall not include hotels, motels, boardinghouses, domiciliary homes
or personal care homes.
A facility designed and constructed to compress natural gas
that originates from an oil or gas well or collection of such wells,
operating as a midstream facility for delivery of oil and gas to a
transmission pipeline, distribution pipeline, natural gas processing
plant, or underground storage field, including one or more natural
gas compressors, associated buildings, pipes, valves, tanks and other
equipment.
[Added by Ord. 1951, 9/22/2011]
A midstream facility used to remove materials such as ethane,
butane, and other constituents or similar substances from natural
gas to allow such natural gas to be of such quality as is required
or appropriate for transmission or distribution to commercial markets,
but not including facilities or equipment used primarily to remove
water, water vapor, oil or naturally occurring liquids from natural
gas. “Midstream” refers to a plant supporting more than
one wellhead.
[Added by Ord. 1951, 9/22/2011]
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. The business or commercial activity must satisfy
the following requirements:
The business activity shall be compatible with the residential
use of the property and surrounding residential uses.
The business shall employ no employees other than family members
residing in the dwelling.
There shall be no display or sale of retail goods and no stockpiling
or inventory of a substantial nature.
There shall be no outside appearance of a business use, including,
but not limited to, parking, signs or lights.
The business activity may not use any equipment or process which
creates noise, vibration, glare, fumes, odors or electrical or electronic
interference, including interference with radio or television reception,
which is detectable in the neighborhood.
The business activity may not generate any solid waste or sewage
discharge, in volume or type, which is not normally associated with
residential use in the neighborhood.
The business activity shall be conducted only within the dwelling
and may not occupy more than 25% of the habitable floor area.
The business may not involve any illegal activity.
A lot the area or dimension of which was lawful prior to
the adoption or amendment of this Chapter, but which fails to conform
to the requirements of the zoning district in which it is located
by reason of such adoption or amendment.
A structure or part of a structure manifestly not designed
to comply with the applicable use or extent of use provisions in the
Chapter or amendment heretofore or hereafter enacted, where such structure
lawfully existed prior to the enactment of such ordinance or amendment,
or prior to the application of such ordinance or amendment to its
location by reason of annexation.
Any use or arrangement of land or structures that does not
conform to the use provisions of this Chapter but that legally existed
at the time of enactment of this Chapter or any of its amendments.
The use of land or a structure for any purpose other than
of providing nontemporary living quarters for a family. This term
includes, but is not limited to, boarding homes, group homes, personal
care homes, child-care facilities and long-term care facilities.
Any place where a person who appears seminude, in a state
of nudity, or who displays specified anatomical areas and is provided
to be observed, sketched, drawn, painted, sculptured, photographed,
or similarly depicted by other persons who pay money or any form of
consideration. "Nude model studio" shall not include a proprietary
school licensed by the State of Pennsylvania or a college, junior
college or university supported entirely or in part by public taxation,
a private college or university which maintains and operates educational
programs in which credits are transferable to a college, junior college
or university supported entirely or partly by taxation; or in a structure:
That has no sign visible from the exterior of the structure
and no other advertising that indicates a nude or seminude person
is available for viewing.
Where, in order to participate in a class, a student must enroll
at least three days in advance of the class.
Where no more than one nude or seminude model is on the premises
at any one time.
The showing of the human male or female genitals, pubic area,
vulva, anus, anal cleft or cleavage with less than a fully opaque
covering, the showing of the female breast with less than a fully
opaque covering of any part of the nipple, or the showing of the covered
male genitals in a discernibly turgid state.
An area, whether enclosed or open, used primarily for the
business of growing, transplanting or selling plants, and for any
subordinate or related use which is clearly incidental to the primary
use and/or is customarily found in connection with the primary use,
such subordinate or related uses to include, without limitation, the
sale of flowers whether live or cut, the sale of fresh produce in
season, the sale of Christmas trees whether rooted or cut, the sale
and repair of tools, implements or machines used in connection with
any primary, subordinate or related use encompassed by this definition,
and the sale of any other goods, services, materials or accessories
related to plants, planting, gardening, horticulture or landscaping.
A room or group of rooms used for conducting the affairs
of a business, profession, service, industry, or government and generally
furnished with desks, tables, files, and communication equipment.[3]
Also includes any reference herein to “gas and oil
wells.” The drilling and operation of oil or gas wells. The
oil and gas well use shall not be included within the use described
in this Chapter as “extraction of minerals and soil.”
The oil and gas well use shall be deemed to be located at the well
site. For the purposes of this chapter, a “well site”
shall consist of the graded pad and appurtenant area occupied by the
facilities, structures and equipment necessary for or incidental to
the drilling, production or operation of an oil or gas well at the
site, including well site preparation, well site construction, drilling,
hydraulic fracturing, site restoration, water and other fluid storage,
impoundment and transportation located at the site and used for such
activities and installation of associated equipment, the site preparation,
construction and installation, maintenance and repair of oil and gas
pipelines and associated equipment and other equipment and activities
at the site associated with drilling for, production and transportation
of oil and gas, but excluding any structure, facility or use constituting
a natural gas compressor station or a natural gas processing plant
or any other facility used primarily to refine or process gas or oil.
The underground activities and processes used and the migration of
gas or oil from a subsurface area to a gas or oil well site at the
surface shall not in and of themselves constitute mineral removal
and are allowed to occur in all zoning districts.
[Added by Ord. 1951, 9/22/2011]
The applicant for a conditional use approval for mineral
removal and also any "well operator" or "operator" as defined in the
Oil and Gas Act.[4]
[Added by Ord. 1951, 9/22/2011]
A commercial building located within a planned shopping center
on a parcel of land generally found on the perimeter of the planned
shopping center, which building is subordinate to the larger parcel
for access, parking or drainage purposes, provided that such parcel
has been identified on the land development plan approved for the
planned shopping center.
[Added by Ord. 1950, 9/22/2011]
Outdoor areas used for both active and passive recreation,
including facilities either publicly or privately owned that are operated
for a fee or profit.
An open area, other than a street or way, used for the parking
of only automobiles, having minimum rectangular dimensions of not
less than nine feet in width and 18 feet in length, exclusive of driveways,
aisles and other circulation areas.
A ground sign with a base narrower than the width of the
sign face.
[Added by Ord. 1950, 9/22/2011]
Any premises operated for compensation in which food, shelter
and personal assistance or supervision are provided on a twenty-four-hour-a-day
basis for adults who are not relatives of the operator and who require
assistance or supervision in such matters as dressing, bathing, diet
or taking self-administered medication. The number of residents shall
not exceed 10 persons.
A development which may include a variety of businesses,
including but not limited to retail shops, banks, eating establishments
and movie theaters, developed on a site under single ownership and
control at the time of application for land development approval,
that is intended to be used for or more businesses in one or more
buildings and designed with shared parking, uniform signage and common
areas for loading and access, that may include outparcels intended
to be subdivided.
The Planning Commission of the Township of Harrison, County
of Allegheny and Commonwealth of Pennsylvania.
An establishment that offers private educational services
to children who are under the minimum age for education in public
schools.
Any facility wherein persons are confined under authority
of the state, whether for punishment or for the protection of society.
Owned, operated or controlled by a government agency.
A structure owned or leased and operated by a government
agency.
Premises available to the public for parking, with or without
payment of a fee.
Premises available to the general public for recreational
purposes.
Any administrative building, maintenance building, garage
or other structure intended for human occupancy or storage of movable
equipment or any part of the essential public utility installation,
other than the general transmission distribution system provided by
public utilities, regulated by the Public Utilities Commission (PUC)
or any agency, franchisee or authority of Harrison Township, that
is reasonably necessary to furnish adequate services to the general
public both within Harrison Township and outside the Township, including,
but not limited to, long-distance transmission facilities such as
electrical power lines or high-pressure natural gas or petroleum lines,
switching facilities, substations, treatment plants, reservoirs, water
towers, transmission towers and similar facilities.
A freestanding sign having a vertical dimension in excess
of its horizontal dimension and exceeding at any point a height of
eight feet.
[Amended by Ord. 1950, 9/22/2011]
Any establishment, including laboratories, that carries on
investigation in the natural, physical or social sciences or engineering
and development as an extension of such investigation with the objective
of creating end products and that may include supporting storage and
transportation facilities, but not including the mass production of
such products.
Any establishment not otherwise specifically defined in this
Section that sells, on the premises, commodities and/or services directly
to consumers, but not including the manufacturing or processing of
any products.
Any accessory structure capable of receiving, for the sole
benefit of the principal use of a property, radio or television signals
from a transmitter or a transmitter relay located in planetary orbit.
An establishment where timber is sawed into boards.
Any garage, lot or other facility where buses that transport
children to and from schools are parked overnight, including school
bus refueling and maintenance and related office and employee facilities.
[Added by Ord. No. 2009, 9/23/2019]
The state of dress in which clothing partially or nonopaquely
covers specified anatomical areas.
Persons age 55 or older.
One or more facilities designed and operated to provide adult
independent living facility and/or assisted-living facility components
for senior adults. A "senior living community" shall comply with all
applicable federal, state and local laws, ordinances and regulations
relating to housing for the elderly. This term shall not include nursing
homes, domiciliary care, convalescent homes, personal care facilities,
group homes or rest homes.
Establishments primarily engaged in providing assistance,
as opposed to products, to individuals, business, industry, government,
and other enterprises.
Premises that collect, treat and dispose of organic waste
and wastewater generated by residential, industrial and commercial
establishments.
A business or commercial enterprise that, as one of its business
purposes, offers for any form of consideration:
An adult arcade, adult bookstore, adult novelty store, adult
video store, adult cabaret, adult motion-picture theater, adult theater,
escort agency, nude model studio or sexual encounter center.
Any writing, device, fixture, painting, placard, emblem,
structure or electronic or computerized display that advertises, announces,
or identifies the purpose or existence of a person or entity or communicates
a message to the public.
[Added by Ord. 1950, 9/22/2011]
A detached residential building that is the only principal
structure on the lot, designed exclusively for occupancy by one family,
as defined herein, and containing one dwelling unit.
An establishment where animals are butchered.
Human genitals, pubic region, anus, buttocks, female breast(s)
below a point immediately above the top of the areola, or human male
genitals in a discernibly turgid state, even if completely covered.
Any of the following:
Facilities offering, by lease or other arrangement, individual
units for storage of personal property, excluding storage of hazardous
materials.
Anything constructed or erected, the use of which requires
a fixed location on the ground or attachment to something having a
fixed location on the ground, including, in addition to buildings,
billboards, carports, porches, and other building features, but not
including sidewalks, drives, fences, and patios.
A commercial establishment storing or offering for sale building
supplies, steel supplies, coal, heavy equipment, feed, grain and similar
goods. Supply yards do not include the wrecking, salvaging, dismantling
or storage of automobiles and similar vehicles.
A container of water used for swimming or bathing purposes,
of any depth or size if wholly or partially sunk beneath adjacent
ground level. If a portable swimming pool is erected aboveground,
a permit is not required; however, minimum yard requirements must
be maintained.
A business establishment, duly licensed by the Commonwealth
of Pennsylvania, which provides on-site alcohol with beverage sales
for drinking on the premises, where food is served only as an accessory
to the principal use, where live entertainment (non-sexually-oriented)
may also be provided, and where minors are not admitted unless accompanied
by a parent or guardian.
A building or part of a building used to show motion pictures
or for drama, dance, musical, or other live performances.
A residential building that is designed exclusively for occupancy
by three or four families living independently of each other and containing
three or four dwelling units, each with a separate entrance directly
to the outside.
[Added by Ord. 1953, 9/22/2011]
A mobile vehicle, with wheels, designed for overnight living
or camping purposes, capable of being towed by a passenger automobile
and having an overall length less than 30 feet and an overall width
less than eight feet.
A facility to accommodate the fueling, routine maintenance
and storage of trucks and other motorized equipment and trailers and
that may provide warehousing and transfer facilities, as accessory
uses.
The conversion of an existing single-family detached dwelling
unit to contain two separate dwelling units.
A residential building that is the only principal structure
on the lot, designed exclusively for occupancy by two families living
independently of each other and containing two dwelling units, each
with a separate entrance directly to the outside, including double
houses, duplexes and carriage homes.
A building, not available for lease, occupancy or use by
the general public, used only for the fully enclosed and private storage
of tools, equipment, inventory and materials used in connection with
a business or trade, provided that such use shall exclude activities
and operations such as supply yard, warehouse, vehicle or equipment
repair, wholesale distributor, manufacturing or retail sales, and
further provided that outdoor storage of aggregate and pipe and parking
of vehicles or equipment used in connection with the trade or business
shall be permitted.
Booths, stalls, partitioned portions of a room, rooms or
other enclosures which are available for viewing:
Films, movies, videos, or visual reproductions of any kind depicting
or describing specified sexual activities or specified anatomical
areas; or
Persons who appear in a state of nudity or seminudity or who
offer performances or presentations characterized by the exposure
of specified anatomical areas or by specified sexual activities.
A sign attached and parallel to the outside wall of a building
and projecting outward no more than eight inches from the wall.
[Added by Ord. 1950, 9/22/2011]
A building used for the storage and handling of freight or
merchandise, but not including the maintenance or fueling of commercial
vehicles. Warehousing that is incidental to retail sales and that
does not constitute in excess of 30% of the total floor area of the
retail establishment shall be excluded from this definition.
Facilities, including but not limited to landfills, for the
collection, disposal, treatment or transfer of any kind of garbage,
rubbish, waste or refuse, including but not limited to hazardous waste,
residual waste or solid waste as those terms are used in Act 97, as
amended, the Solid Waste Management Act.
An establishment engaged in selling or distributing merchandise
to retailers, institutional, commercial or professional business customers
or other wholesalers, rather than to the general public, or acting
as a broker for such merchandise sales or distribution.
[1]
Editor's Note: See 35 P.S. § 10231.101 et seq.
[2]
Editor's Note: Section IE of this ordinance provided:
"The amendments in this Ordinance do not, and are not intended to,
exempt any conduct from, or create a legal defense to, otherwise applicable
provisions of state or federal law."
[3]
Editor's Note: The definition of "oil and gas drilling," which
immediately followed this definition, was repealed by Ord. 1951, 9/22/2011.
[4]
Editor's Note: See 58 Pa.C.S.A. § 3201 et seq.
