The following words are defined in order to
facilitate the interpretation of this chapter for administrative purposes
and in the carrying out of duties by appropriate officers and by the
Zoning Hearing Board. Unless otherwise expressly stated, the following
words shall, for the purpose of this chapter, have the meaning herein
indicated. Words used in the present tense include the future tense.
The singular includes the plural. The word "person" includes an individual,
a corporation, a partnership, an incorporated association, or any
other similar entity. The word "lot" includes the words "plot" or
"parcel." The term "shall" is always mandatory. The word "used" or
"occupied" as applied to any land or building shall be construed to
include the words "intended, arranged or designed to be used or occupied."
An access street or road providing primary access to more
than one dwelling unit or one lot but not more than three dwelling
units and/or lots.
[Amended 12-27-2005 by Ord. No. 2005-8; 6-26-2007 by Ord. No. 2007-7]
A building subordinate to and detached from the main building
and located on the same lot with such principal use or main building.
A use customarily incidental and subordinate to the principal
use of the main building and located on the same lot with such principal
use or main building.
An area designed and constructed for outdoor recreational
amenities, as part of the common open space and equipped with playground
apparatus.
An establishment primarily engaged in the retail sale, rental,
repair, and maintenance of specialized machinery, equipment, and related
parts generally used in agricultural and farm activities.
[Added 10-25-2022 by Ord. No. 2022-5]
The tilling of the soil, the raising of crops, horticulture,
gardening and animal husbandry.
A facility where aircraft can land, be stored and take off,
usually equipped with hangars and facilities for refueling and repair,
which is intended for use by the general public. Private fields intended
primarily for the private use of the owner of the land on which the
facility is located are not intended to be included in this definition.
[Amended 4-10-2018 by Ord. No. 2018-1]
A public thoroughfare other than a side street which affords
only a secondary means of access to abutting property and not intended
for general traffic circulation.
As applied to a building or structure, means a change or
rearrangement in the structural parts or an enlargement, whether by
extending on a side or by increasing height, or the moving from one
location or position to another.
Any change in the supporting members of a building such as
bearing walls, columns, beams, or girders.
A medical facility operated exclusively for the purpose of
providing surgical services to patients who do not require hospitalization
and expected duration of services does not exceed 24 hours.
[Added 10-10-2023 by Ord. No. 2023-3]
Any building or structure around, over or through which people
may move or walk, without the aid of any moving device integral to
the building or structure, that provides amusement, pleasure, thrills
or excitement. The term does not include any enterprise principally
devoted to the exhibition of products of agriculture, industry, education,
science, religion or the arts.
A tract or area used principally as a location for permanent
amusement structures or rides. The term does not apply to coin operated,
manually, mechanically or electric operated rides, except where admission
is charged for the use of the equipment.
Any device that carries, suspends or conveys passengers along,
around or over a fixed or restricted route or course or within a defined
area for the purpose of giving its passengers amusement, pleasure,
thrills or excitement.
A structure, enclosure or arrangement of parts, used or intended
to be used for or as an amusement ride or attraction, that is erected
to remain a lasting part of the premises.
A building used for the treatment, housing or boarding of
small domestic animals such as dogs, cats, rabbits and birds or fowl
by a veterinarian.
A dwelling unit within a multifamily dwelling. This classification
includes apartments in apartment houses, apartment hotels, bachelor
apartments, studio apartments and kitchenette apartments. Conversion
apartments are not included in this classification.
[Amended 1-23-2024 by Ord. No. 2024-1]
The person or entity filing an application under this chapter.
[Amended 7-27-2010 by Ord. No. 2010-6]
The total of areas taken on a horizontal plane at the main
grade level of the principal building and all accessory buildings,
exclusive of uncovered porches, terraces and steps.
A private access drive, usually to the rear of a development,
bounded on two or more sides by the walls of buildings, providing
primary means of vehicular access and parking to abutting property
but not intended for general traffic circulation. Auto courts shall
be limited to a maximum length of 250 feet, measured from the midpoint
of the access drive to the terminus of the court. A minimum aisle
width of 25 feet shall be provided for two-way traffic.
[Added 5-26-2015 by Ord.
No. 2015-6[1]]
The rental of rooms on a temporary basis with the provision
of breakfast to the renter.
An area bounded by streets or proposed streets.
[Amended 6-26-2007 by Ord. No. 2007-7]
Any dwelling in which more than three persons, either individually
or as families, are housed or lodged more or less on a permanent basis
with or without meals. A rooming house or a furnished room house shall
be deemed a boardinghouse.
Any structure having a roof supported by columns or walls
and intended for the shelter, housing or enclosure of persons, animals,
or chattels, and including covered porches or bay windows and chimneys.
A building surrounded by open space on the same lot.
See "height, building or structure."
[Amended 4-26-2006 by Ord. No. 2006-2]
A line parallel to the front, side or rear lot line set so
as to provide the required yard.
The line within a property defining the required minimum
distance between any enclosed structure and the adjacent right-of-way.
A commercial establishment primarily engaged in rendering
services on a fee or contract basis to the business community, including,
but not limited to, advertising, mailing, business maintenance and
custodial services, employment agency, management and consulting services,
travel agency, protective or security services, equipment rental and
leasing, commercial research and development, photo finishing and
quick print shops.
[Added 1-27-2015 by Ord.
No. 2015-4]
A parcel of land used by campers for seasonal, recreational,
or other similar temporary living purposes, in buildings of a movable,
temporary, or seasonal nature, a travel trailer camp or travel trailer
court.
A covered space, open on three sides for the storage of one
or more vehicles and accessory to a main or accessory building.
[Amended 7-9-2002 by Ord. No. 2002-5]
A triangular-shaped portion of land established at street
intersections (including driveways and rail crossings) in which nothing
is erected, placed, planted or allowed to grow in such a manner as
to limit or obstruct the sight distance of motorists entering or leaving
the intersection. A clear-sight triangle shall be defined by taking
the specified minimum measured distances from the points as indicated
on Figures 1 and 2 respectively for a driveway intersecting a street
and for a street intersecting another street. These measured distances
shall form the three points of the triangle which will then be connected.
A building intended to be utilized by permanent country club
members and their guests in support of the social and recreational
pursuits for which the country club is established and operated. It
is anticipated that a clubhouse will provide facilities for administrative
offices, rest rooms and locker rooms, pro shop and maintenance and
storage facilities. Restaurant and ballroom facilities up to 5,000
square feet may also be provided. Restaurants and ballroom facilities
in excess of 5,000 square feet shall be considered expanded use facilities
to the extent of the excess. Except as otherwise provided herein,
facilities generally made available to the public which are or house
activities customarily carried on as businesses shall be considered
expanded use facilities.
[Added 8-25-2009 by Ord. No. 2009-7]
A parcel or parcels of land or an area of water, or a combination
of land and water within a development site and designed and intended
for the use or enjoyment of residents of a development, not including
streets, off-street parking areas and areas set aside for public facilities.
A space which will remain totally dry during flooding; the
structure is designed and constructed to prevent the passage of water
and water vapor.
A use of land or buildings within a given district permitted
only with approval of the Board of Supervisors. Such approval may
be subject to express standards and criteria or additional conditions
and safeguards as are deemed necessary by the Board of Supervisors.
For the purposes of this chapter, condominiums formed in
compliance with provisions of the Pennsylvania Uniform Condominium
Act, as amended, from time to time, are considered a form of property
ownership as distinguished from a specific use of real property subject
to particular regulation under Pennsylvania land use and land development
laws. Accordingly, for all purposes under this chapter, residential
condominiums shall be treated in the same manner as similar buildings
housing multifamily dwelling units and commercial condominiums shall
be treated in the same manner as office buildings. For the purpose
of this chapter, the ownership of individual dwelling units or office
units shall be disregarded; provided, however, any building housing
condominium units or any structure relating to any such building shall
comply with all yard, height and other zoning regulations normally
applicable to similar multifamily or multiuse buildings. Evidence
of submitting the property in question under the Pennsylvania Uniform
Condominium Act shall be placed on file with the Township.
The construction, reconstruction, renovation, repair, extension,
expansion, alteration, or relocation of a building or structure, including
the placement of mobile homes.
A general merchandise and grocery retail establishment, equal
to or less than 12,500 square feet in gross building floor area, open
to the public up to 24 hours per day and selling items for individual
and household consumption. Such items may include prepared foods and
alcoholic and/or nonalcoholic beverages intended for consumption on
or off the premises. Convenience stores may also include as accessory
uses the sale of motor vehicle fuel, the sale and exchange of propane
gas cylinders, indoor and/or outdoor restaurant-style seating, automated
teller banking machines, motor vehicle wash facilities, video gaming
terminals as authorized and regulated by the Pennsylvania Gaming Control
Board, and any other games of skill or chance as may be authorized
by Pennsylvania statute and overseen and administered by Pennsylvania
state agencies.
[Added 8-23-2016 by Ord.
No. 2016-6; amended 9-13-2022 by Ord. No. 2022-4]
A social club with a clubhouse and recreational facilities,
such as golf, swimming and tennis, being provided to permanent club
members. Nonmember guests may access the facilities in the company
of a permanent member. Permanent club members shall be members admitted
upon written application voted on by the club's governing body. Expanded
use facilities available to both members and the general public may
be provided if approved as part of a conditional use application as
specified in this chapter.
[Added 8-25-2009 by Ord. No. 2009-7]
Franklin County, Pennsylvania.
That portion or percentage of the plot or lot area covered
by the building area.
A right-of-way, publicly or privately owned, intended to
furnish access for pedestrians.
The officially established grade of the curb in front of
the midpoint of the lot.
Any landowner, agent of such landowner or tenant with permission
of such landowner, who makes or causes to be made a subdivision of
land or a land development.
Any man-made change to improved or unimproved real estate,
including but not limited to buildings or other structures, the placement
of mobile homes, streets, and other paving, utilities, filing, grading,
excavation, mining, dredging, or drilling operations and the subdivision
of land.
The provisions for development including a planned residential
development, a plat of subdivision, all covenants relating to use,
location and bulk of buildings and other structures, intensity of
use or density of development, streets, ways and parking facilities,
common open space and public facilities. The phrase "provisions of
the development plan" when used in this chapter shall mean written
and graphic materials referred to in this definition.
A vehicle which does not display a current Pennsylvania State
Inspection Certification and a current state license.
A structure used for the receipt, order processing, storage
and distribution of goods, products, cargo and materials characterized
by the breakdown of large orders from a single source into smaller
orders or components and/or consolidation of several orders or components
into a larger order or component for distribution to one or more recipients.
[Added 4-13-2021 by Ord. No. 2021-2]
An establishment or activity where patrons are served with
food, soft drinks, ice cream, and similar confections or where patrons
are provided with professional, commercial, or personal services,
outside the confines of the principal building, or in vehicles parked
upon the premises, regardless of whether or not, in addition thereto,
seats or other accommodations are provided for the patrons. Drive-in
theaters shall be included.
A tract of land, or portion thereof, used by trucks and other
large motor freight vehicles for the purpose of dropping or picking
up loaded and/or unloaded trailers or containers, including the incidental
short-term or daily storage of loaded and/or unloaded trailers or
containers, for transfer to other points or jurisdictions. The use
may include an accessory guardhouse or similar type structure to allow
for trailers or containers to be checked in and out. The use does
not include the break-down or aggregation into smaller or larger loads,
vehicle repair and service facilities, fueling, dispensing or storage
of petroleum products.
[Added 4-13-2021 by Ord. No. 2021-2]
A building that contains one or more dwelling units and used,
intended or designed to be used, rented, leased, let or hired out
to be occupied for living purposes. Included are homes or dwelling
units which are supported either by a foundation or by blocks or jacks
or are otherwise permanently attached to the land but not including
hotels, rooming houses or other accommodation used for transient occupancy.
[Amended 7-27-2010 by Ord. No. 2010-6]
A group of two or more single-family, two-family or multifamily
dwellings occupying a lot in one ownership.
[Amended 7-27-2010 by Ord. No. 2010-6]
A multistory building containing three or more one-story
dwelling units under single ownership. For purposes of this definition,
such structures may be referred to as "garden apartments."
[Amended 7-27-2010 by Ord. No. 2010-6; 3-28-2023 by Ord. No. 2023-2; 1-23-2024 by Ord. No. 2024-1]
A building with three or more dwelling units and having two
party walls in common with other dwelling units, except the end unit
of which will have only a single party wall in common with an adjoining
dwelling unit. For purposes of this definition, such structures may
be referred to as "townhouses" or "row houses," it being the intent
of this chapter not to distinguish between a row house or a townhouse.
[Amended 7-27-2010 by Ord. No. 2010-6]
A building that contains one dwelling unit and having two
side yards.
[Amended 7-27-2010 by Ord. No. 2010-6]
A building containing two dwelling units with one dwelling
unit arranged over the other.
[Amended 4-26-2006 by Ord. No. 2006-2; 7-27-2010 by Ord. No.
2010-6]
A building containing two dwelling units which are attached
side by side through the use of a party wall with each dwelling unit
having a side yard.
[Amended 7-27-2010 by Ord. No. 2010-6]
A single unit providing complete, independent living facilities
for one or more persons, including permanent provisions for living,
sleeping, eating, cooking and sanitation.
[Amended 7-27-2010 by Ord. No. 2010-6]
Use of private land for certain public or quasi-public purposes;
also the land to which such right pertains.
An individual licensed and registered as a professional engineer
by the Commonwealth of Pennsylvania.
The Township Engineer or any consultant designated by the
Board of Supervisors to review a subdivision plan and perform the
duties of the Township Engineer on behalf of the Township.
A space which will remain dry during flooding, except for
the passage of some water vapor or minor seepage, the structure of
which is substantially impermeable to the passage of water.
The erection, construction, alteration or maintenance by public utilities or municipal or other governmental agencies or private corporations under contract to a municipality of gas, electrical, telephone, steam or water transmission or distribution system and sewer facilities, including buildings, enclosures, wells, pumping stations, poles, wires, mains, drains, sewers, pipes, conduits, cables, fire alarm boxes, police call boxes, traffic light signals, hydrants and other similar equipment and accessories, and services in connection therewith, reasonably necessary for the furnishing of adequate service by such public utilities or municipal or other governmental agencies or firehouses or fire companies and emergency services under agreement with the Township or the public health or safety or general welfare. Landfills and landfill activities are not considered essential services for purposes of this definition. Totally automated buildings supporting essential services shall be regulated as existing small lots in accordance with § 105-27D of this chapter. Personal wireless or cellular telecommunications facilities shall not be considered essential services.
[Amended 4-10-2018 by Ord. No. 2018-1]
Wastewater treatment plants, potable drinking water treatment
plants, steam generating plants and gas production plants. Personnel
wireless or cellular telecommunications facilities shall not be considered
essential service facilities.
Additional personal services intended for the convenience
of permanent club members and guests. Non-club-members may use these
facilities. The following shall be considered expanded use facilities/activities:
[Added 8-25-2009 by Ord. No. 2009-7]
A business or service activity, located on the same property
as and supplemental to the primary use of the property, which may
provide products and/or services to the general public in addition
to the residents, staff, members, customers and/or other clientele
of the established primary use. Where provided for in this chapter,
permitted expanded uses shall be specifically identified and listed
herein for each affected primary use.
[Added 1-27-2015 by Ord.
No. 2015-4]
The entity or entities having an equity interest in the wind
energy facility, including their respective successors and assigns.
[Added 7-27-2010 by Ord. No. 2010-6]
One or more persons who live in one dwelling unit and maintain
a common household. May consist of a single person or of two or more
persons, whether or not related by blood, marriage, or adoption. May
also include domestic servants and gratuitous guests, but not occupants
of a club, fraternal lodging or boarding house.
A temporary inundation of normally dry land areas.
A relatively flat or low land area which is subject to partial
or complete inundation from an adjoining or nearby stream, river or
watercourse, and/or any area subject to the unusual and rapid accumulation
of surface waters from any source. The area specifically identified
in this chapter as a Flood Hazard (FH) subject to flooding by the
one-hundred-year flood. Included are areas identified on FEMA Maps
(known as FIRM) and other documents (such as the Flood Insurance Studies — FIS),
as AE — One-Hundred-Year Floodplain Area (base flood
elevation is shown); A — One-Hundred-Year Floodplain
Area (base flood elevation has not been determined); and AO — Shallow
Floodplain Area.
Any combination structural and nonstructural additions, changes,
or adjustments and structures which reduce or eliminate flood damage
to real estate or improved real property, water and sanitary facilities,
structures, and their contents.
A facility used for the commercial fulfillment of customer
orders where orders are shipped to customers via truck transportation
and/or returned merchandise from customers is similarly accepted.[2]
[Added 4-13-2021 by Ord. No. 2021-2]
An organized, unlighted area of land containing a minimum
of 100 contiguous acres for a nine-hole course; a minimum of 180 acres
for an eighteen-hole course; and constructed in accordance with PPGA
and USGA standards. Accessory uses may include a clubhouse, including
rest rooms, locker rooms, a snack bar and/or restaurant of up to 5,000
square feet, maintenance facilities and a driving range with no nighttime
lighting. A golf course may also include expanded uses and other outdoor
recreational facilities, such as a swimming pool, tennis courts and
similar uses as may be approved as part of a conditional use application
as specified in this chapter.
[Added 8-25-2009 by Ord. No. 2009-7]
A reference plane representing the average of finished ground
level adjoining the building or structure at the front exterior wall(s).
Where the finished ground level slopes away from the exterior walls,
the reference plane shall be established by the lowest points within
the area between the building or structure and the lot line, or where
the lot line is more than six feet (1829 mm) from the building or
structure, between the building or structure and a point six feet
(1829 mm) from the building or structure.
[Added 4-26-2006 by Ord. No. 2006-2]
A landscaped area as the term "landscaping" is defined in
this chapter of the Code of Greene Township consisting of an area
of grass, trees or other vegetation set apart for recreational or
aesthetic purposes. Paved or other impervious areas may not be counted
toward this criteria.
[Added 3-22-2016 by Ord.
No. 2016-2]
The total floor area within the walls of a building, except
for the spaces therein devoted to vents, shafts, stairwells, elevators,
and except for the area devoted exclusively to loading and unloading
facilities or parking of motor vehicles. With regard to off-street
parking calculations, gross floor area shall also exclude any areas
devoted to mechanical needs, storage, and restrooms. In instances
where parking calculations are also supplemented based on seating
capacity for dining, gross floor area shall also exclude those areas
devoted exclusively to dining seating.
[Added 5-26-2015 by Ord.
No. 2015-6[3]]
The number of dwelling units per acre computed by dividing
the total site area into the total number of proposed dwelling units.
The floor of a building nearest the mean grade of the front
of the building.
The Board of Supervisors of Greene Township, Franklin County,
Pennsylvania.
The total area circumscribed by the interior walls of the
building shell of a building.
[Added 3-22-2016 by Ord.
No. 2016-2]
A solid waste or substance, or a combination of wastes
or substances, which, because of its quantity, concentration or physical,
chemical or infectious characteristics, may:
Cause, or significantly contribute to an increase
in mortality or an increase in morbidity in either an individual or
the total population.
Pose a substantial present or potential hazard
to human health or the environment when improperly treated, stored,
transported, or disposed of or otherwise managed.
An acute care, short-term or long-term care facility, licensed
by the Commonwealth of Pennsylvania, which provides medical, surgical,
psychiatric, or obstetrical care, and any and all other health care
to inpatients and emergency room patients, and provides ambulatory
and clinical care for outpatient diagnosis and treatment and other
uses customarily associated with health care. A health care facility
shall include but is not limited to a hospital, offices for administrators
and health care employees, including physicians who work for or are
under contract with a health care organization; health care facilities,
such as medical laboratories, diagnostic testing and/or treatment
centers, physical therapy and inpatient pharmaceutical facilities;
health care operations and support offices; health care operations
and maintenance facilities, such as food service and laundry facilities,
housekeeping and maintenance storage areas; extended-care facilities,
overnight accommodations and cafeteria facilities; medical libraries
and educational facilities; cogeneration; incineration, water, electrical
and heating equipment facilities; and off-street parking facilities.
[Added 3-22-2016 by Ord.
No. 2016-2]
A defined tract of ground comprised of not less than 50 contiguous
acres specifically designated to be developed with health care facilities
as the term "health care facility" is defined in this chapter of the
Code of Greene Township.
[Added 3-22-2016 by Ord.
No. 2016-2]
The vertical distance from grade plane to the average height
of the highest roof surface for a building or, for a structure without
a roof, the highest point of the structure.
[Added 2-27-2004 by Ord. No. 2004-1;
amended 4-26-2006 by Ord. No. 2006-2]
An airport providing particular facilities for helicopters.
[Amended 4-10-2018 by Ord. No. 2018-1]
A facility, public or private, consisting of a minimum of
50 contiguous acres, with two full and direct vehicular points of
access to a public road, providing room and board, and primarily dedicated
to formal education or academics at the preparatory or post-secondary
level. Said facilities, in the form of universities, colleges, seminaries,
military academies, preparatory schools, boarding schools, institutes
of technology, and trade schools, shall be currently and properly
accredited by a nationally recognized educational accrediting agency
and shall serve the greater community in the award of academic certificates,
diplomas or degrees. Said campuses are eligible to include certain
nonacademic, compatible support facilities (expanded uses) as further
identified in this chapter as part of an overall successful and healthy
pattern of campus development and diversification.
[Added 1-27-2015 by Ord.
No. 2015-4]
Uses as identified in § 105-32 of this chapter which are customarily conducted entirely within a dwelling or in a building accessory thereto, providing that the use is clearly incidental and secondary to the use of the dwelling for dwelling purposes, the exterior appearance of the structure or premises is constructed and maintained as a residential dwelling, and no goods are publicly displayed on the premises other than signs as provided herein.
An institution providing outpatient and in-house care, including
overnight care, of sick and injured persons or animals.
[Added 8-25-2009 by Ord. No. 2009-7]
A building or portion thereof, with more than 10 guest rooms,
used more or less for temporary occupancy of individuals who are lodged
with or without meals.
The distance measured from the surface of the tower foundation
to the height of the wind turbine hub, to which the blade is attached.
[Added 7-27-2010 by Ord. No. 2010-6]
The manufacturing, compounding, processing, assembly, or
treatment of materials, articles, or merchandise.
A lot, land, or structure, or part thereof, used primarily
for the collection, storage, and sale of waste paper, rags, scrap
metal, or discarded material, or for the collecting, dismantling,
storage, and salvaging of machinery or vehicles not in running condition,
and for the sale of parts thereof.
Any of the following activities:
The improvement of one or two or more contiguous
lots, tracts or parcels of land for any purpose involving:
A group of two or more residential or nonresidential
buildings, whether proposed initially or cumulatively, or a single
nonresidential building on a lot or lots regardless of the number
of occupants or tenure; or
The division or allocation of land or space,
whether initially or cumulatively, between or among two or more existing
or prospective occupants by means of, or for the purpose of streets,
common areas, leaseholds, condominiums, building groups or other features.
A subdivision of land. Excluded from the definition
of land development are the following:
The conversion of an existing single-family
detached dwelling or semidetached dwelling into not more than three
residential units, unless such units are intended to be condominiums.
The addition of an accessory building, including
farm building on a lot or lots subordinate to an existing principal
building.
The legal or beneficial owner of land including the holder
of an option or contract to purchase (whether or not such option or
contract is subject to any conditions), 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.
For the purpose of this chapter, landscaping is composed
primarily of trees, shrubs and other planting which serve to provide
aesthetic appeal and to safeguard public health, safety and welfare,
by serving as a buffer between uses, controlling erosion, reducing
glare, lowering temperature, softening sound, diverting wind and reducing
pollutants. A landscaping layout may contain other elements including
water, timber, rocks and street furniture.
An individual licensed and registered as a professional land
surveyor by the Commonwealth of Pennsylvania.
An off-street space on the same lot with a building or contiguous
to a group of buildings, for the temporary parking of a commercial
vehicle while loading or unloading merchandise or materials, and which
abuts on a street or other appropriate means of access.
A designated parcel, tract or area of land established by
a plat or otherwise as permitted by law and to be used, developed
or built upon as a unit.
The area contained within the property lines of a lot as
shown on a subdivision plan excluding space within any public right-of-way,
but including the area of easement.
A lot at the junction of and abutting on two or more intersecting
streets or private roads or at the point of abrupt change of a single
street or private road, where the interior angle is less than 135º
and the radius of the street or private road line is less than 100
feet.
The average horizontal distance between the front and rear
lot lines.
An interior lot having frontage on two streets.
A lot other than a corner lot.
The lines bounding a lot as defined herein.
The minimum lot width at the building setback line.
A lot the area or dimension of which was lawful prior to
the adoption or amendment to this chapter, but which fails to conform
to the requirements of the Zoning District in which it is located
by reasons of such adoption or amendment.
A lot which has been recorded in the Office of the Recorder
of Deeds of Franklin County, Pennsylvania.
A lot extending between, and having frontage on an arterial
street and a minor street, and with vehicular access solely from the
latter.
Any housing unit constructed within a factory and delivered
wholly or in part (i.e., modular units and double-wides), to a site
and ready for occupancy with a minimum amount of assembly and setup.
This includes HUD code manufactured homes and mobile homes.
An establishment or business which provides the services
of massage and body manipulation, including exercises, heat and light
treatments of the body and all form and methods of physiotherapy,
unless it is a massage therapy business as otherwise defined in this
chapter.
[Added 8-25-2009 by Ord. No. 2009-7]
An establishment or business which provides the services
of massage and body manipulation, including exercises, heat and light
treatments of the body and all form and methods of physiotherapy,
operated by a medical practitioner, a professional massage therapist
certified by the National Certification Board for Therapeutic Massage
and Bodywork or a professional physical therapist licensed by the
Commonwealth of Pennsylvania.
[Added 8-25-2009 by Ord. No. 2009-7]
Any device associated with a solar energy system, such as
an outdoor electrical unit/control box, that transfers the energy
from the solar energy system to the intended on-site structure.
[Added 7-12-2011 by Ord. No. 2011-2]
Facilities providing a wide variety of patient services on
an outpatient basis only. Ordinary group medical practices will not
be considered medical clinics.
[Added 8-25-2009 by Ord. No. 2009-7]
Facilities used for testing, sampling or research for any
medical purpose involving and/or in any manner related to the treatment
or care of humans.
[Added 8-25-2009 by Ord. No. 2009-7]
Any office conducted by an individual employed or associated
with the health care field who must be licensed under the laws of
the Commonwealth of Pennsylvania.
[Added 8-25-2009 by Ord. No. 2009-7]
An acute care hospital that offers emergency services and
maintains facilities for at least 10 inpatient beds with a narrow
scope of inpatient acute care services, such as no surgical services.
Inpatient beds must be maintained with appropriate physical resources
and staff with appropriate personnel to meet the needs of patients,
ensuring at least one physician and one registered nurse are always
on-site as needed to meet the needs of admitted patients and patients
on observation status.
[Added 10-10-2023 by Ord. No. 2023-3]
A structure containing separate storage spaces of equal or
varying sizes leased or rented on an individual basis where items
are retained for direct use by their owner, who shall have direct
access thereto without intermediate handling by the facility's proprietor.
[Added 10-25-2022 by Ord. No. 2022-5]
The replacement of existing work with equivalent material
for the purpose of its routine maintenance and upkeep, but not including
the cutting away of any wall, partition or portion thereof, the removal
of cutting of any structural beam of bearing support, or the removal
or change of any required means of egress, or rearrangement of parts
of a structure affecting the exit way requirements; nor shall minor
repairs include addition to, alteration of, replacement or relocation
of any standpipe, water supply, sewer, drainage, drain leader, gas,
oil, waste, vent or similar piping, electric wiring or mechanical
or other work affecting public health or general safety.
Occupancy of a building or land for more than one use.
A transportable, single-family dwelling intended for permanent occupancy, contained in one unit or in two or more 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. This does not include recreation or travel trailers, unless they are placed on site and remain for more than 180 days. For the floodplain management purposes of § 105-13, the term includes park trailers, travel trailers, recreational and other similar vehicles which are placed on a site for more then 180 consecutive days.
A parcel of land in a mobile home park improved with the
necessary utility connections and other appurtenances necessary for
the erections 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.
A building with more than 10 guest rooms used for temporary
occupancy of persons who are principally transients arriving and departing
by motor vehicles, without facilities for cooking and serving meals
in individual rooms or suites.
A land development or subdivision composed of one tract or multiple tracts, whether or not contiguous, all of which are located within the same Heavy Industrial District or the same Light Industrial District, under single ownership or owned by related or successor persons or entities, siting both specifically permitted Heavy Industrial uses and specifically permitted Light Industrial uses or specifically permitted Highway Commercial uses, as such uses are identified in this chapter or siting both specifically permitted Light Industrial uses and specifically permitted Highway Commercial uses, as such are identified in this chapter, which encompasses an area of five acres or more, and which is subject to additional design requirements contained in § 105-13 of this chapter and § 85-18J of Chapter 85, Subdivision and Land Development, in order to create a physical environment that ensures compatibility between the industrial and commercial operations therein and achieve consistency with community goals, efficient business and industrial operations and compatibility with the natural environment.
The Township of Greene, Franklin County, Pennsylvania.
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. To comply with this definition, the business or commercial activity must satisfy the requirements set forth in § 105-32B of this chapter.
[Added 8-11-2009 by Ord. No. 2009-5]
A lot the area or dimensions of which was lawful prior to
the adoption of an amendment to this chapter, but which fails to conform
to the requirements of the Zoning District in which it is located
by reasons of the adoption or amendment.
A structure or part of a structure manifestly not designed
to comply with the applicable use provisions in this chapter or 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 such chapter or amendment to its location by reason
of annexation. Such nonconforming structures include, but are not
limited to, nonconforming signs.
A use, whether of land or of structure which does not comply
with the applicable use provisions in this chapter or amendment heretofore
or hereafter enacted, where such use was lawfully in existence prior
to the enactment of such chapter or amendment, or prior to the application
of such chapter or amendment to its location by reason of annexation.
Any landowner except those on whose property all or a portion
of a wind energy facility is located pursuant to an agreement with
the facility owner or operator.
[Added 7-27-2010 by Ord. No. 2010-6]
The primary use of a property, structure, or portion thereof
for other than residential use including, but not limited to, agricultural,
commercial, industrial, institutional, and public use.
[Added 10-10-2023 by Ord. No. 2023-3]
Any lot or parcel of land used to cultivate, propagate, and
grow trees, shrubs, vines, and other plants including the buildings,
structures, and equipment customarily incidental and accessory to
the primary use.
Appealing to the prurient interest, as in pornographic materials.
Materials described as pornographic may be literature, books, magazines,
pamphlets, newspaper, story paper, comic book, drawing, photograph,
figure, image, motion picture, sound recording, article, instrument
or any other materials which:
Depicts or describes in a patently offensive
manner, sexual conduct, sexual excitement, or sadomasochistic abuse
or (in the case of articles or instruments) is designed or intended
for use in achieving artificial sexual stimulation; and
Taken as a whole, appeals to the prurient interest;
and
Taken as a whole does not have serious literary,
artistic, political or scientific value.
The average person applying for contemporary
community standards would find that the subject matter taken as a
whole appeals to the prurient interest.
Any wall, dam, wharf, embankment, levee, dike, pile abutment,
projection, excavation, channel, rectification.
A residence, school, hospital, church, public library or
other building used for public gathering that is occupied or in use
when the permit application is submitted.
[Added 7-27-2010 by Ord. No. 2010-6]
A building designed or used primarily for office purposes,
no part of which is used for manufacturing, or for dwelling other
than by a watchman or janitor.
A room or rooms used for carrying on of a profession.
A flood that, on the average, is likely to occur once every
100 years (i.e., that has a one-percent chance of occurring each year,
although the flood may occur in any year).
The unoccupied space open to the sky on the same lot with
the building not including parking lots.
The entity responsible for the day-to-day operation and maintenance
of the wind energy facility.
[Added 7-27-2010 by Ord. No. 2010-6]
Military supplies, including, but not limited to, ammunition
and explosives.
An outpatient location of a hospital that offers only emergency
services and is not located on the grounds of the main licensed hospital.
The term does not include independent, freestanding emergency departments
that are not outpatient locations under the license of a hospital.
[Added 10-10-2023 by Ord. No. 2023-3]
The space within a building, or on a lot or parking lot,
for the parking or storage of one automobile.
An individual, partnership, public or private association
or corporation, firm, trust, estate, municipality, governmental unit,
public utility or any other legal entity whatsoever which is recognized
by law as the subject of rights and duties.
Building, tower, equipment and related structures or appurtenances
for the transmission of information of the user's chosen provision
of commercial mobile, unlicensed wireless and common carrier wireless
exchange access service. This includes devices used to collect or
transmit signals; buildings housing electronic receiving and relay
equipment; structures intended to support equipment used to transmit
or receive signals; and, equipment and structures involved in receiving
signals from mobile sources and transmitting them to a central switching
mechanism which connects the mobile unit with telephone or radio lines.
An area of land, controlled by a landowner, to be developed
as a single entity for a number of dwelling units, the development
plan for which does not correspond in lot size, bulk or type of dwelling,
density lot coverage and required open space to the regulations established
in any one residential district created, from time to time, under
the provisions of this chapter.
The Planning Commission of Greene Township.
A commercial establishment providing services to the public
requiring individuals with specialized training in the arts, sciences
or business methods, including, but not limited to, doctors, dentists,
engineers, surveyors, architects, attorneys, realtors, insurance agents,
stockbrokers, financial consultants, and accountants.
[Added 1-27-2015 by Ord.
No. 2015-4]
Includes:
A formal meeting held pursuant to public notice by the Township
Supervisors or Planning Commission, intended to inform and obtain
public comment prior to taking action in accordance with the Pennsylvania
Municipalities Planning Code.[4]
A forum held pursuant to notice under the Act of July 3,
1986 (P.L. 388, No. 84), known as the "Sunshine Act."
[5]Notice published once each week for two successive weeks
in a newspaper of general circulation in the municipality. Such notice
shall state the time and place of the hearing and the particular nature
of the matter to be considered at the hearing. The first publication
shall not be more than 30 days and the second publication shall not
be less than seven days from the date of the hearing.
A facility employing a technology that is a process that
separates or classifies municipal waste and creates or recovers reusable
materials that can be sold to or used by a manufacturer as a substitute
for or a supplement to virgin raw materials. The term does not include
transfer facilities, municipal waste landfills, composting facilities
or resource recovery facilities.
The one-hundred-year flood elevation plus a freeboard safety
of 1 1/2 feet.
Any method, process or substance whose supply is rejuvenated
through natural processes and, subject to those natural processes,
remains relatively constant, including but not limited to biomass
conversion, geothermal energy, solar and wind energy and hydroelectric
energy and excluding those sources of energy used in the fission and
fusion processes.
A commercial establishment, the principal use or purpose
of which is the restoration of tangible household goods and business
merchandise to sound condition. This definition shall not apply to
automotive, truck, construction equipment or heavy equipment repair
facilities or any other similar use or industrial use identified within
this chapter.
[Added 1-27-2015 by Ord.
No. 2015-4]
A structure located at the entrance to a development comprised
of three or more residential units designed to define the development
entrance and/or support an entrance identification sign.
[Added 6-26-2007 by Ord. No. 2007-7]
Use in a structure, portion of a structure, or on a property
which is a person's permanent principal residence, and wherein
the primary use is the provision of living accommodations for individuals
or families. This term shall not include use in motor homes, travel
trailers, other recreational vehicles, or transient accommodations.
[Added 10-10-2023 by Ord. No. 2023-3]
A processing facility that provides for the extraction and
utilization of materials or energy from municipal waste. The term
includes a facility that mechanically extracts materials from municipal
waste, a combustion facility that converts the organic fraction of
municipal waste to usable energy and a chemical and biological process
that converts municipal waste into a fuel product. The term includes
a facility for the combustion of municipal waste that is generated
off-site, whether or not the facility is operated to recover energy.
The term includes land affected during the lifetime of operations,
including but not limited to areas where processing activities actually
occur, support facilities, borrow areas, offices, equipment sheds,
air and water pollution control and treatment systems, access roads,
associated on-site or contiguous collection, transportation and storage
facilities, closure and post-closure care and maintenance activities
and other activities in which the natural land surface has been disturbed
as a result of or incidental to operation of the facility. The term
does not include: A composting facility, methane gas extraction from
a municipal waste landfill, or a separation and collection center,
dropoff point or collection center for recycling, or a source separation
or collection center for composting leaf waste.
A commercial establishment, the principal use or purpose
of which is the sale of tangible goods and merchandise.
[Added 1-27-2015 by Ord.
No. 2015-4]
An establishment where horses are kept for riding or driving,
or are stabled for compensation, or incidental to the operation of
any club, association ranch, or similar establishment.
A school conducted for profit for such special instruction
as business, art, music, driving, trades, handicraft, dancing or riding.
[Added 4-13-2021 by Ord. No. 2021-2]
A nonprofit educational institution whether public, private
or parochial that provides state-required or state-funded pre-kindergarten,
kindergarten, elementary and/or secondary level pupil instruction
and services. Said instruction may include training in trades or vocations.
This term shall not include those uses defined as commercial schools.
[Added 4-13-2021 by Ord. No. 2021-2]
A well-maintained fence, wall or vegetative material of sufficient
height and density to conceal from the view of adjacent properties
the structures and uses on the premises on which the screening is
located.
[Amended 5-26-2015 by Ord. No. 2015-6[6]]
A group of stores planned and designed to function as a unit
for the lot on which it is located with off-street parking provided
as an integral part of the unit.
Any structure or device for visual communication that is
used for the purpose of bringing the subject thereof to the attention
of the public, but not including the following:
Flags and insignias of any governmental agency
or civic, charitable, religious, fraternal or similar organization.
Legal notices, identification, informational,
or directional signs erected or required by governmental bodies.
Signs which are solely devoted to prohibiting
trespassing, hunting, or fishing.
The total of each surface area used for the purpose of identifying
the products, activities, and/or apprising the public of the location
of such enterprise. Each sign may have two faces, provided each face
projects to traffic flow from two different traffic directions.
[Amended 6-26-2007 by Ord. No. 2007-7]
A sign which direct attention to a use conducted, product
or commodities sold or service performed upon the premises.
An advertising sign, structure or symbol erected and maintained
by an individual, corporation or other entity upon which space there
is displayed by means of painting, posting or other method, advertising
copy describing a wide variety of products or services which are not
necessarily made, produced, assembled, stored, or sold from the lot
or premises upon which the advertisement is displayed.
A solar energy system designed and operated to provide solar
energy to facilities owned and operated by a single landowner solely
on the premises on which the system is located.
[Added 7-12-2011 by Ord. No. 2011-2]
Radiant energy (direct, diffuse and reflected) received from
the sun.
[Added 7-12-2011 by Ord. No. 2011-2]
Systems which exist primarily to generate energy for sale
back into the energy system, rather than being consumed on site.
[Added 7-12-2011 by Ord. No. 2011-2]
A system which converts solar energy to usable thermal, mechanical,
chemical or electrical energy to meet all, or a significant part,
of a structure's energy requirements that may be mounted on the existing
or proposed structures or on the ground.
[Added 7-12-2011 by Ord. No. 2011-2]
The effect produced by light reflecting from a solar panel
with an intensity sufficient to cause annoyance, discomfort or loss
in visual performance and visibility.
[Added 7-12-2011 by Ord. No. 2011-2]
An electric generating device, not connected to an electric
supply or distribution source, for the sole use of a home, farm or
small business.
[Added 7-27-2010 by Ord. No. 2010-6]
That portion of any building included between the surface
of any floor and the surface of the next floor above it, or if there
be no floor above it, then the space between such floor and the ceiling
next above it.[7]
Anything constructed or erected, the use of which is in or
requires a fixed location on the ground or an attachment to something
having a fixed location to the ground, including but not limited to
buildings, flagpoles, stadiums, platforms, towers, sheds, porches,
carports, storage facilities (including stockpiles of materials and/or
landfills), fences exceeding four feet in height, signs, sign posts,
billboards, lights, light standards other than residential uses and
other such features, yet excluding patios (without walls or unenclosed),
driveways, walkways, and parking areas.
[Amended 1-12-2016 by Ord. No. 2016-1]
The owner, developer or the authorized agent of the owner
of a subdivision or land development.
The division or redivision of a lot, tracts, or parcel of
land by any means into two or more lots, tracts, parcels, or other
division of land, including changes in existing lot lines for the
purpose, whether immediate or future, of lease, partition by the court
for distribution to heirs or devises, transfer of ownership, or building,
or lot development: Provided however, that the subdivision by lease
of land for agricultural purposes into parcels of more than 10 acres,
not involving any new street or easement of access or any residential
dwelling, shall be exempted.
Any swimming pool other than a private residential swimming
pool, including publicly and privately owned pools open to the general
public and pools owned and operated in conjunction with membership
organizations, motels, hotels and other similar uses.
[Added 8-25-2009 by Ord. No. 2009-7]
Also known as "Tele-Eds." An emergency department in an acute
care or critical access hospital that is staffed by advance practice
providers 24 hours per day, seven days per week with a physician available
at all times through telecommunications but not physically present
in the emergency department.
[Added 10-10-2023 by Ord. No. 2023-3]
An area or structure where trucks and/or rail cars load and
unload goods, products, cargo, materials and/or freight, and where
the same may be broken down or aggregated into smaller or larger loads,
for transfer to other motor vehicles or modes of transportation or
to other points or junctions, but shall not include storage of such
items for any period of time longer than that required for division
of loads and transfer to other vehicles or modes of transportation.
This use may include vehicle servicing and repair facilities, fueling,
dispensing, storage of petroleum products and overnight accommodations.
[Added 4-13-2021 by Ord. No. 2021-2]
The distance measured from ground surface to a wind turbine
blade tip at its highest point of travel.
[Added 7-27-2010 by Ord. No. 2010-6]
The distance measured from ground surface to the top of a
fixed portion of the tower, excluding the wind turbine.
[Added 7-27-2010 by Ord. No. 2010-6]
The Township of Greene, Franklin County, Pennsylvania.
See "Engineer, Township."
The elected officials of Greene Township.
A facility which receives and temporarily stores solid waste
at a location other than the generation site, and which facilitates
the bulk transfer of accumulated solid waste to a facility for further
processing or disposal. The term includes land affected during the
lifetime of the operations, including but not limited to areas where
storage or transfer actually occurs, support facilities, borrow areas,
offices, equipment sheds, air and water pollution control and treatment
systems, access roads, associated on-site or continuous collection
and transportation facilities, closure and post-closure care and maintenance
activities, and other activities in which the natural surface has
been disturbed as a result of or incidental to operation of a transfer
station. A facility is a transfer station regardless of whether it
reduces the bulk or volume of waste. The term does not include portable
storage containers used for the collection of solid waste.
A facility utilized for purposes of providing towing, repair,
service, rental, leasing, inspection and/or washing of trucks and/
or equipment for vehicles in excess of 10,000 pounds maximum gross
weight. Such a use may include the sale of lubricants, tires, batteries,
motor fuel and other petroleum products, truck accessories and equipment.
This use shall include temporary (less than three days) storage of
wrecked and inoperable vehicles awaiting repair.
[Added 4-13-2021 by Ord. No. 2021-2]
A commercial facility primarily for the sale of fuel for
trucks and, usually incidental service or repair of trucks, shower
and restroom facilities for truck crews, overnight vehicle accommodations,
or convenience item retail sales and restaurant facilities; or a group
of facilities consisting of such a use and attendant eating, repair,
sleeping or truck parking facilities. As used in this definition,
the term "trucks" does not include any vehicle whose maximum gross
weight is 10,000 pounds or less. A truck stop may include fuel and
other services also oriented to the service of passenger vehicles.
A truck repair and service facility as defined in this chapter may
also be part of a truck stop.
[Added 4-13-2021 by Ord. No. 2021-2]
The distance measured from the surface of the tower foundation
to the highest point of the turbine rotor plane.
[Added 7-27-2010 by Ord. No. 2010-6]
The specific purpose for which land or a building is designated,
arranged, intended, or for which it is or may be occupied or maintained.
The term "permitted use" or its equivalent shall not be deemed to
include any nonconforming use.
The permission granted by the Zoning Hearing Board for an
adjustment to some regulation which if strictly adhered to would result
in an unnecessary physical hardship, where the permission granted
would not be contrary to the public interest, and would maintain the
spirit and original intent of this chapter.
A structure used for the accessory storage of goods or products
for safekeeping where such goods or products are used as part of the
principal use of the structure. This definition does not include distribution
and logistics center, fulfillment centers, return centers, and rail
and/or truck terminal uses and activities. This use prohibits vehicle
servicing and repair facilities, fueling, dispensing and storage of
petroleum products and overnight accommodations. For purposes of this
chapter, any warehouse structure greater than 100,000 square feet
in size shall be regulated as a distribution and logistics center.
[Added 4-13-2021 by Ord. No. 2021-2]
An electric generating facility consisting of a wind turbine,
tower structure, associated control or conversion electronics, appurtenant
infrastructure and power transmission lines.
[Added 7-27-2010 by Ord. No. 2010-6]
An electric generating facility, whose main purpose is to
supply electricity, consisting of one or more wind turbines and other
accessory structures and buildings, including substations, meteorological
towers, electrical infrastructure, transmission lines and other appurtenant
structures and facilities.
[Added 7-27-2010 by Ord. No. 2010-6]
A wind energy conversion system that converts wind energy
into electric power through the use of a generator, and includes the
hub, blade, nacelle, engine, rotor, tower, and pad transformer, if
applicable.
[Added 7-27-2010 by Ord. No. 2010-6]
An unoccupied space, other than a court, open to the sky,
on the same lot with a building or structure.
A yard covered with vegetation and intended to provide an
area of separation between different districts or uses.
An open, unoccupied space between the buildings of a dwelling
group or its accessory buildings and the project boundary or street
line.
An open unoccupied space on the same lot with a main building,
extending the full width of the lot and situated between the right-of-way
line and front line of the building projected to the side lines of
the lot. The depth of the front yard shall be measured between the
front line of the building and the right-of-way line. Covered porches,
whether enclosed or unenclosed, shall be considered as part of the
main building and shall not project into a required front yard.
An open, unoccupied space between the buildings of a dwelling
group or its accessory buildings, not a front, side, or rear yard.
An open unoccupied space on the same lot with a main building,
extending the full width of the lot and situated between the rear
line of the lot and the rear line of the building projected to the
side lines of the lot. The depth of the rear line of the building
shall not extend into the required rear yard.
An open unoccupied space on the same lot with the building
situated between the building and the side line of the lot and extending
from the front yard to the rear yard. Any lot line or a rear line
or a front line shall be deemed a side line. A building shall not
extend into the required side yards.
The map setting forth the boundaries of the Zoning Districts
of Greene Township which shall be part of this chapter.
[1]
Editor's Note: This ordinance provided that it take effect
6-1-2015.
[2]
Editor's Note: The former definition of "garden apartments,"
which previously followed this definition, was repealed 3-28-2023 by Ord. No. 2023-2.
[3]
Editor's Note: This ordinance provided that it take effect
6-1-2015.
[4]
Editor's Note: See 53 P.S. § 10101
et seq.
[5]
Editor's Note: See 65 Pa. C.S.A. § 701
et seq.
[6]
Editor's Note: This ordinance provided that it take effect
6-1-2015.
[7]
Editor's Note: The definition for “story,
half,” which immediately followed this definition, was repealed
4-26-2006 by Ord. No. 2006-2.
