Township of Straban, PA Article II Definitions

[Amended 6-7-2010 by Ord. No. 2010-01; 8-2-2010 by Ord. No. 2010-02; 4-2-2011 by Ord. No. 2011-02; 10-1-2012 by Ord. No. 2012-04; 1-5-2015 by Ord. No. 2015-04]

§ 140-4 General interpretation.

Words and terms used herein shall be interpreted as follows:

A. Words used in the present tense include the future tense.

B. The singular includes the plural, and the plural includes the singular.

C. The word "person" includes individual, corporation, partnership, trust, company, organization, firm and association.

D. The word "lot" includes the words "plot" or "parcel."

E. The term "shall" is mandatory; the word "may" is permissive.

F. 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."

§ 140-5 Definitions.

A. The following words, terms or phrases shall have the following meanings unless expressly stated otherwise or unless the context clearly indicates otherwise. Any word or term not defined shall be used with a meaning of standard usage within the context of the section, unless specifically defined in the Straban Township Subdivision and Land Development Ordinance[1] or other relevant Township ordinances.

ABANDONMENT

The relinquishment of lessee property, or a cessation of the use of the property, by the owner with the intention neither of transferring rights to the property to another owner nor of resuming the use of the property. For the purpose of this chapter, abandonment shall commence when reasonable efforts to reestablish (such as lease, rental, sale, etc.) the property or use have ceased.

ACCESS DRIVE

A public or private drive, other than a driveway for one single-family detached or two-family dwelling, which provides for vehicular access between a public street and abutting parcels.

ACCESSORY BUILDING/STRUCTURE

A subordinate building or structure serving a purpose customarily incidental to the use of the principal building, structure or principal use and located on the same lot as the principal building, structure or principal use.

ACCESSORY SOLAR ENERGY SYSTEM (ASES)

An area of land or other area used for a solar energy system used to capture solar energy, convert it to electrical energy or thermal power and supply electrical or thermal power primarily for on-site use. Ground-mounted or freestanding solar energy systems with an output size of not greater than 10kw shall be considered accessory solar energy systems. Roof-mounted solar energy systems on the roofs of buildings on-site used primarily for on-site use shall have no limit as to energy output. An accessory solar energy system consists of one or more freestanding ground- or roof-mounted solar arrays or modules or solar-related equipment and is intended to primarily reduce on-site consumption of utility power or fuels.

[Added 1-2-2024 by Ord. No. 2024-01]

ACCESSORY USE

A use of land or of a building customarily incidental and subordinate to the principal use of the land or building and located on the same lot with the principal use.

ACCESS POINT

One combined entrance/exit point, or one clearly defined entrance point separated from another clearly defined exit point. This term shall not include accessways or driveways that are strictly and clearly limited to use by only emergency vehicles.

ACT

The Pennsylvania Municipalities Planning Code, No. 247 of the Acts of 1968, as amended.[2]

ADULT BUSINESS

An establishment open to the general public or a private club open to members, except minors, which is used and occupied for one or more of the following activities and is defined further by the following definitions:

(1) ADULT BOOKSTORE Any establishment which derives a substantial and significant portion of its gross receipts from the sale, distribution or exhibition of any literature, book, magazine, pamphlet, newspaper, storypaper, paper, comic book, writing, drawing, photograph, figure, audiotape or videotape, or motion picture which is pornography under the meaning ascribed to the word by this section and which expressly prohibits entry to minors.

(2) ADULT THEATER Any establishment operated for the purpose of showing motion-picture films to patrons, whether such patrons observe the motion-picture film while seated in the interior of the building or while seated in automobiles, which derives a substantial and significant portion of its gross receipts from the exhibition of films which are pornography under the meaning ascribed to that term in this section and which expressly prohibits entry to minors.

(3) MASSAGE PARLOR Any establishment offering a service where any part of the patrons' bodies are massaged, caressed, stroked, pounded, rubbed or treated in a similar fashion by members of the opposite sex, whether or not such activity involves the use of oils, creams, liniments, ointment or similar substances. Such use does not include massage therapy businesses conducted by a masseuse licensed by the Commonwealth of Pennsylvania.

(4) NUDITY The showing of the human male or female genitals or pubic area or buttocks with less than a fully opaque covering or the showing of female breast with less than fully opaque covering of any portion thereof below the top of the nipple or the depiction of covered male genitals in a discernibly turgid state.

(5) OTHER ADULT USES Any establishment in which conduct, activity or the sale, distribution or exhibition of film, digital, printed or drawn material which is pornography within the meaning ascribed to that word in this section is the source of a substantial and significant portion of gross business receipts. Such other adult uses shall include but not be limited to nude wrestling, male or female erotic dancers or strippers and escort centers.

(6) PORNOGRAPHY The depiction or dissemination of nudity, sexual conduct, sadomasochistic abuse or explicit and detailed verbal descriptions or narrative accounts of nudity, sexual excitement, sexual conduct or sadomasochistic abuse which, to the average person applying contemporary community standards, has as its dominant theme, taken as a whole, an appeal to prurient interest.

(7) SADOMASOCHISTIC ABUSE Flagellation or torture by or upon a person clad in undergarments, a mask or bizarre costume, or the condition of being fettered, bound or otherwise physically restrained on the part of one so clothed.

(8) SEXUAL CONDUCT Acts of masturbation, homosexuality, sexual intercourse or physical contact with a person's clothed or unclothed genitals, pubic area, buttocks or, if such person is a female, breast.

(9) SEXUAL EXCITEMENT The condition of human male or female genitals when in a state of sexual stimulation or arousal.

AGE-QUALIFIED HOUSING

A planned development of land that contains "housing for older persons" as that phrase is defined in the Fair Housing Act, 42 U.S.C. § 3601 et seq., as amended, or Pennsylvania Human Relations Act, 43 P.S. § 951 et seq., as amended.

AGRIBUSINESS OPERATION

Agricultural uses that involve but are not necessarily limited to one or more of the following conditions:

(1) CONCENTRATED ANIMAL FEEDING OPERATION An animal feeding operation which is required to obtain NPDES permitting in accordance with the Clean Water Act.[3]

(2) CONCENTRATED ANIMAL OPERATION An animal feeding operation which is required to develop a nutrient management plan in accordance with the Pennsylvania Nutrient Management Law.[4]

(3) PRODUCTION OPERATION An agricultural operation which occurs within an enclosed structure or group of structures designed solely for animal and/or vegetable production and exceeds 5,000 square feet. A general purpose barn primarily used for the storage of equipment, silage and the indoor housing of pasture animals is not considered a production operation regardless of size.

AGRICULTURAL OPERATION

An enterprise that is actively engaged in the commercial production and preparation for market of crops, livestock and livestock products and in the production, harvesting and preparation for market or use of agricultural, agronomic, horticultural, silvicultural and aquacultural crops and commodities. The term includes an enterprise that implements changes in production practices and procedures or types of crops, livestock, livestock products or commodities produced consistent with practices and procedures that are normally engaged by farmers or are consistent with technological development within the agricultural industry.

[Added 10-7-2019 by Ord. No. 2019-01]

AGRICULTURAL ROADSIDE STAND

A structure for the display and sale of farm products. An agriculture roadside stand is either of a temporary or permanent nature.

(1) TEMPORARY ROADSIDE STAND A structure utilized to sell produce from the farm only during the harvesting season.

(2) PERMANENT ROADSIDE STAND A structure utilized to sell farm produce throughout the year from a permanently erected structure and meeting the area, dimensional, parking and signage requirements set forth in this chapter.

AGRICULTURE

[Added 10-7-2019 by Ord. No. 2019-01]

(1) The cultivation of the soil and the raising and harvesting of the products of the soil, including nursery and horticulture but excluding forestry;

(2) Animal husbandry, poultry farming, and dairy farming, excluding kennels.

(3) It does not include the treatment or processing of solid waste other than agricultural waste, as defined in the Pennsylvania Solid Waste Management Act,[5] accessory to the agricultural use.

AGRIVOLTAICS

The co-development of the same area of land for both solar and photovoltaic power and conventional agriculture.

[Added 1-2-2024 by Ord. No. 2024-01]

ALLEY

A minor street, publicly or privately owned, intended and used primarily for vehicular access to the rear of properties which abut another street.

AMATEUR RADIO ANTENNA

An accessory structure or device, partially or wholly exterior to a building, that is used for receiving and/or transmitting electronic signals or short-wave or citizen's band radio frequencies, including ham radios. Amateur radio antennas are not considered communications towers and antennas as regulated in this chapter.

AMENDMENT

A change in use in any district which includes revisions to the Zoning Ordinance text and/or the Zoning Map.

ANIMAL HUSBANDRY

The raising and keeping of livestock and poultry, not including agribusiness operations as defined herein, with the intent of producing capital gain or profit or the intent of selling any livestock or poultry products, excluding accessory kennels or stables.

APPLICANT

A landowner or developer, including heirs, successors and assigns, as hereinafter defined, who has filed an application for development.

APPLICATION FOR DEVELOPMENT

Every application, whether preliminary, tentative or final, required to be filed and approved prior to start of construction or development, including but not limited to an application for a building permit, for the approval of a subdivision plat or plan or for the approval of a development plan.

APPOINTING AUTHORITY

The Straban Township Board of Supervisors.

ARCHITECTURAL BREAK

The corner of a projection along an elevation of a building. The exterior corners of a covered porch and a projection with a height of no less than six feet and projection of no less than two feet shall count as an architectural break.

[Added 10-4-2021 by Ord. No. 2021-04]

AREA, BUILDING

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.

BASE FLOOD

A flood which has a one-percent chance of being equaled or exceeded in any given year ( also called the "100-year flood" or "one percent-annual-chance flood").

[Added 7-6-2020 by Ord. No. 2020-03]

BASE FLOOD ELEVATION (BFE)

The elevation shown on the Flood Insurance Rate Map (FIRM) for Zones AE, AH, A1-30 that indicates the water surface elevation resulting from a flood that has a one-percent or greater chance of being equaled or exceeded in any given year.

[Added 7-6-2020 by Ord. No. 2020-03]

BASEMENT

An enclosed floor area partly or wholly underground. A basement shall be considered a "story" if more than 50% of the perimeter walls at the basement ceiling height are six feet or higher above the adjacent finished grade.

BASE SITE AREA

See "site area, base."

BED-AND-BREAKFAST INN

Overnight accommodations and a morning meal in a dwelling unit provided to transients for compensation.

BOARD

The Zoning Hearing Board of Straban Township.

BOARD OF SUPERVISORS

The Board of Supervisors of Straban Township.

BUFFER

An area which contains no structures or other improvements (including but not limited to parking lots, storage areas, accessory buildings) other than landscaping and stormwater management ponds or basins, providing space between a use and the abutting and adjacent properties.

BUFFER, PERIMETER

See "perimeter buffer."

BUILDABLE SITE AREA

See "site area, buildable."

BUILDING

A combination of materials to form a permanent structure having walls and a roof. Included shall be all manufactured homes and trailers to be used for human habitation.

[Amended 7-6-2020 by Ord. No. 2020-03]

BUILDING COVERAGE

The percentage obtained by dividing the maximum horizontal area in square feet of the ground floor(s) of all principal and accessory buildings on a lot by the total lot area, as defined by this chapter, of the lot upon which the buildings are located.

BUILDING FOOTPRINT

The area encompassed by the outer walls of a building at ground level.

BUILDING PERMIT

A document issued by the Zoning Officer to indicate that plans for new construction, alteration of a building, alteration of a site plan and/or change of use of a property comply with all applicable land use laws and regulations of the Township. It does not signify compliance with or adherence to any requirements for construction of improvements regulated by the Pennsylvania Construction Code Act,[6] the Uniform Construction Code or their amendments, alterations and/or replacements. A building permit as defined herein may also be known as a "land use building permit."

BUILDING, PRINCIPAL

A building used for the conduct of the principal use of a lot, and which is not an accessory building.

BUILDING SETBACK LINE

A line within a property designating the minimum distance that shall be provided between any building or structure and an adjacent right-of-way line, property line or street line, whichever shall apply.

BUSINESS/COMMERCE PARK

A tract of land that is planned and developed under a unified design scheme, and operated as an integrated facility for a number of individual permitted business uses regardless of ownership, either common or single and separate, with consideration to transportation facilities, circulation, parking, utility needs, aesthetics and compatibility.

CALIPER

The diameter of the main trunk of a tree. Caliper measurement shall be taken at a point on the trunk six inches above the natural ground line.

CAMPGROUNDS AND FACILITIES

A use that is primarily recreational in nature and involves the use of tents or sites leased for recreational vehicles for transient and seasonal occupancy by persons recreating or traveling, or the use of tents or cabins for seasonal occupancy by organized groups of persons.

CEMETERY

Land or buildings used for the burial of the dead.

CERTIFICATE OF OCCUPANCY

A document issued by the Zoning Officer to indicate that completed new construction, alteration of a building, alteration of a site plan and/or change of use of a property is in compliance with all applicable land use laws and regulations of the Township. It does not signify compliance with or adherence to any requirements for construction of improvements regulated by the Pennsylvania Construction Code Act,[7] the Uniform Construction Code or their amendments, alterations and/or replacements. A certificate of occupancy as defined herein may also be known as a "land use certificate of occupancy."

CLUB and/or LODGE

A building and/or structure utilized as a private club offering food and/or drink privileges to members and their guests.

CLUSTER RESIDENTIAL LOT

Designated parcels of land, smaller than otherwise permitted in the district in which the parcels are located, established by the subdivision of a tract of land greater than 10 acres, which may be developed as a grouping of single-family residences located to minimize adverse impacts on surrounding environmental features and to provide access to and views of surrounding open land. (See the illustration of cluster versus conventional/standard subdivision in the attachment to this chapter.)

COLLOCATION

The placement or installation of new wireless telecommunications facilities on previously approved and constructed wireless support structures, including self­supporting or guyed monopoles and towers, electrical transmission towers, water towers or any other structure not classified as a wireless support structure that can support the placement or installation or wireless telecommunication facilities. This term includes the placement, replacement or modification of accessory equipment within a previously approved equipment compound.

[Added 12-3-2018 by Ord. No. 2018-01]

COMMERCIAL GREENHOUSE AND NURSERY

A commercial use primarily involving horticulture, which includes the sale of plants grown on the premises and related goods and materials, as well as the storage of equipment customarily incidental and accessory to such use.

COMMERCIAL INDOOR RECREATION

Any establishment which provides recreation, amusement or entertainment for the general public within a completely enclosed structure for a fee or admission charge. Commercial indoor recreation facilities may include theaters, bowling alleys, pool halls and skating rinks. These establishments shall not include adult businesses.

COMMERCIAL KENNELS

A commercial establishment in which dogs or domesticated animals (excluding livestock, horses or poultry) are housed, groomed, bred, boarded, trained or sold, all for a fee or compensation.

COMMERCIAL OUTDOOR RECREATION

A use of open land for leisure-time activities, such as an outdoor swimming pool, tennis court, drive-in theater or miniature golf course, for a fee or admission charge.

COMMISSION

The Straban Township Planning Commission.

COMMON OPEN SPACE

A parcel or parcels of land or an area of water or a combination of land and water within a development site designed and intended for the use or enjoyment of residents of a development as stipulated in this chapter, not including streets, areas set aside for public facilities, and off-street parking areas.

COMMUNICATIONS FACILITIES

Communication antennas, buildings, structures and towers associated with the communications industry and in accordance with the following definitions:

(1) COMMUNICATIONS ANTENNA 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 omnidirectional or whip antennas and directional or panel antennas, owned or operated by any person or entity required to be licensed by the Federal Communications Commission (FCC) to operate such device. This definition shall not include private residence-mounted satellite dishes or television antennas or amateur radio equipment, including without limitation ham or citizen's band radio antennas.

(2) COMMUNICATIONS EQUIPMENT BUILDING An unmanned building or cabinet containing communications equipment required for the operation of communications antennas and covering an area on the ground not greater than 250 square feet.

(3) HEIGHT OF A COMMUNICATIONS TOWER The vertical distance measured from the ground level to the highest point on a communications tower, including antennas mounted on the tower.

(4) PUBLIC UTILITY TRANSMISSION TOWER A structure, owned and operated by a public utility electric company regulated by the Pennsylvania Public Utility Commission, designed and used to support overhead electricity transmission lines.

CONDITIONAL USE

See definition of "use."

CONDOMINIUM

Real estate, portions of which are designated for separate ownership and the remainder of which is designated for direct or indirect common ownership solely by the owners of those portions, pursuant to the Uniform Condominium Act, as amended, 68 Pa.C.S.A. § 3101 et seq.; the Uniform Planned Community Act, as amended, 68 Pa.C.S.A. § 5101 et seq.; or other similar regime of common ownership permitted by federal or state law and approved by the Board of Supervisors.

CONSUMER FIREWORKS FACILITY

As defined in the Pennsylvania Fireworks Law, 72 P.S. § 9401, et seq.

[Added 12-3-2018 by Ord. No. 2018-01]

CONTRACTOR HEADQUARTERS

The central or main place of business of a person or entity that agrees (or contracts) to furnish supplies and perform work at an agreed-upon price or rate for others with the majority of such supplies and work being performed at another site. Contractor headquarters serve as a place where workers report to pick up work vehicles, gather tools and supplies, and receive instructions prior to going to the jobsite located elsewhere to perform tasks. Management and related support staff may be located at the contractor headquarters in support of the off-premises workers.

CONVENIENCE GROCERY STORES

A use that primarily sells household goods, groceries and prepared ready-to-eat foods to the general public for off-site consumption and that is contained in a building with a floor area of less than 5,000 square feet. This use may also include the accessory sale of gasoline, provided that it is a permitted use within the zoning district and all use regulations are met.

COTTAGE INDUSTRY

The routine, accessory and customary use of a portion of a dwelling or its accessory buildings for the conduct of business that is clearly incidental and secondary to the principal residential use and is conducted primarily by one or more residents of the dwelling in accordance with the use regulations established in this chapter.

COUNTY

The County of Adams, Commonwealth of Pennsylvania.

COUNTY PLANNING COMMISSION

The Adams County Planning Commission.

CROP FARMING

The raising, keeping and/or sale of field, truck or tree crops.

DAY-CARE CENTER

A facility which provides care for a combined total of seven or more children or adults per day, where the facility is not being used as a residence.

DENSITY

The number of dwelling units per unit of area. It shall be expressed in dwelling units per acre. See also "maximum density."

DEP

The Pennsylvania Department of Environmental Protection, or its successor, and its relevant subparts.

DEVELOPER

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.

DEVELOPMENT

Any man-made change to improved or unimproved real estate, including but not limited to the construction, reconstruction, renovation, repair, expansion, or alteration of buildings or other structures; the placement of manufactured homes; streets, and other paving; utilities; filling, grading, and excavation; mining; dredging; drilling operations; storage of equipment or materials; and the subdivision of land.

[Added 7-6-2020 by Ord. No. 2020-03]

DEVELOPMENT PLAN

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 the written and graphic materials referred to in this definition.

DISPENSARY

A person, including a natural person, corporation, partnership, association, trust or other entity, or any combination thereof, which holds a permit issued by the Pennsylvania Department of Health under the Pennsylvania Medical Marijuana Act, 35 P.S. § 10231.101, et seq., to dispense medical marijuana. The term does not include a health care medical marijuana organization which has been separately approved by the Department to dispense or grow and process in accordance with a research study pursuant to Chapter 19 of the Act.

[Added 12-3-2018 by Ord. No. 2018-01]

DISPLAY FIREWORKS FACILITY

As defined in the Pennsylvania Fireworks Law, 72 P.S. § 9401, et seq.

[Added 12-3-2018 by Ord. No. 2018-01]

DISTRIBUTION AND/OR LOGISTICS CENTER

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 10-19-2022 by Ord. No. 2022-01]

DISTRICT (or ZONING DISTRICT)

A land area within the Township within which certain uniform regulations and requirements apply under the provisions of this chapter.

DRIVE-THROUGH SERVICE

A use involving a customer being able to order and receive food or other items or make financial transactions while the customer remains within his vehicle.

DRIVEWAY

A private vehicular access between a public or private street and a garage, carport or other parking space for one single-family unit or two-family dwelling unit.

DWELLING UNIT (DU)

Any building or part thereof designed, occupied or intended for occupancy as a separate living quarters, with cooking, sleeping and sanitary facilities provided for the exclusive use of persons living as a single family maintaining a household.

DWELLING UNIT TYPES

(See the graphic representation of the different dwelling unit types in the attachment to this chapter.)

[Amended 10-4-2021 by Ord. No. 2021-04]

(1) APARTMENT UNIT One or more rooms with private bath and kitchen facilities constituting an independent, self-contained dwelling unit. Such units may be located in a multifamily dwelling or mixed-use building.

(2) MULTIFAMILY DWELLING A building containing between no less than three nor more than 24 dwelling units, arranged in a side-by-side or over-and-under configuration, or combination thereof, with no more than three stories in height, where the dwelling units share common usable open space and parking lot area.

(3) SINGLE-FAMILY ATTACHED (TOWNHOUSE) A group of at least three single-family dwelling units, where each unit has its own front and rear access to the outside, no unit is located over another unit, and each unit is separated from any other unit by one or more vertical common fire-resistant walls.

(4) SINGLE-FAMILY DETACHED DWELLINGS A building on one lot containing one dwelling unit that is not attached to any other dwelling.

(5) SINGLE-FAMILY SEMIDETACHED DWELLINGS/DUPLEX A building designed for or occupied exclusively by two families living independently of each other, separated by an unpierced party wall extending from basement to roof, with separate dwelling unit entrances and no internal connection between the two dwelling units.

(6) TWO-FAMILY DWELLING A building on a single lot (or condominium unit) containing two dwelling units, each of which is totally separated from the other by an unpierced ceiling and floor extending from exterior wall to exterior wall, except for common stairwell interior to both dwelling units.

EDUCATIONAL INSTITUTIONS

Any building or part thereof which is designed, constructed or used for public or private education or instruction of accredited classes in any branch of knowledge.

FAMILY

An individual; two or more persons related by blood, marriage or adoption; or not more than three unrelated persons living as a single housekeeping unit. A family may also include domestic servants and gratuitous guests. The foregoing restrictions do not apply to persons with disabilities as defined in the Fair Housing Act, 42 U.S.C. § 3601 et seq.

FARM or FARM PARCEL

A parcel or parcels of land devoted primarily to agricultural uses, together with a dwelling and/or other accessory uses.

FEED AND GRAIN MILL

An establishment involved in the processing and storage of feed and grain.

FENCE

A man-made barrier placed or arranged as a line of demarcation, an enclosure or a visual barrier and that is constructed of materials such as wood, wire, chain-link metal, vinyl, aluminum, steel or wrought iron. Man-made barriers constructed principally of masonry, concrete, cinder block or similar materials shall be considered a wall.

FISH HATCHERIES

An area devoted to the cultivation of fish and other seafood for sale or distribution.

FLOOD

A temporary inundation of normally dry land areas.

FLOOD ELEVATION, REGULATORY

The one-hundred-year flood elevation plus a freeboard safety factor of 1 1/2 feet.

FLOOD FRINGE

The flood-fringe area shall be the area of the one-hundred-year floodplain not included in the floodway district. The presumptive basis for the outermost boundary of the district shall be the one-hundred-year flood elevations contained in the flood profiles of the Flood Insurance Study prepared for the Township by the Federal Insurance Administration (FIA), dated January 16, 1981, or the most recent version thereof.

FLOOD INSURANCE RATE MAP (FIRM)

The official map on which the Federal Emergency Management Agency has delineated both the areas of special flood hazards and the risk premium zones applicable to the community.

[Added 7-6-2020 by Ord. No. 2020-03]

FLOOD INSURANCE STUDY (FIS)

The official report provided by the Federal Emergency Management Agency that includes flood profiles, the Flood Insurance Rate Map, the Flood Boundary and Floodway Map, and the water surface elevation of the base flood.

[Added 7-6-2020 by Ord. No. 2020-03]

FLOODPLAINS

Relatively flat or low land areas which are 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.

[Amended 7-6-2020 by Ord. No. 2020-03]

FLOODPROOFING

Any combination of structural and nonstructural additions, changes or adjustments to structures which reduce or eliminate flood damage to real estate or improved real property, water and sanitary facilities, structures and their contents.

FLOODWAY

The channel of a river or other watercourse and the adjacent land areas that must be reserved in order to discharge the base flood without cumulatively increasing the water surface elevation more than one foot.

[Amended 7-6-2020 by Ord. No. 2020-03]

FLOOR AREA

The sum of the gross horizontal areas of all floors of a building or structure from the exterior face of the exterior walls, or from the center line of a wall separating two buildings, but excluding any space where the floor-to-ceiling height is less than six feet. For purposes of calculating parking, floor area shall include any outdoor sales areas.

FORESTRY

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.

FRONTAGE

The portion of a lot abutting any street right-of-way line other than that of a limited access highway, as defined in Section 102 of the Pennsylvania Vehicle Code, 75 Pa.C.S.A. § 102.

[Amended 1-3-2023 by Ord. No. 2023-01]

FULFILLMENT CENTER AND/OR RETURN CENTER

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.

[Added 10-19-2022 by Ord. No. 2022-01]

FUNERAL HOME

A building devoted to the care, embalming and holding of services for the dead, including the sale of funeral equipment as an accessory activity.

FUTURE RIGHT-OF-WAY

The right-of-way required for the expansion of existing streets to accommodate anticipated future traffic loads and/or a right-of-way established through the Straban Township Comprehensive Plan and the Straban Township Subdivision and Land Development Ordinance[8] to provide future access to or through undeveloped lands.

GARAGE, ACCESSORY

An enclosed building for the storage of one or more motor vehicles.

GLARE

The effect produced by light with an intensity sufficient to cause annoyance, discomfort, or loss in visual performance and visibility.

[Amended 1-2-2024 by Ord. No. 2024-01]

GOLF COURSE

A site laid out for at least nine holes for playing the game of golf and improved with tees, greens, fairways and hazards and that may include a clubhouse, shelters, maintenance and storage facilities and a driving range.

GOVERNING BODY

The Straban Township Board of Supervisors, Adams County, Pennsylvania.

GREEN SPACE

A type of usable open space, providing for open space, active recreation areas, and/or passive recreation areas, which areas shall not include areas of steep slopes, floodplains, or easement areas.

[Amended 10-4-2021 by Ord. No. 2021-04]

GROSS FLOOR AREA

See "floor area."

GROSS SITE AREA

See "site area, gross."

GROUND FLOOR

The first floor of a building, other than a cellar or basement.

GROWER/PROCESSOR

A person, including a natural person, corporation, partnership, association, trust or other entity, or any combination thereof, which holds a permit issued by the Pennsylvania Department of Health under the Pennsylvania Medical Marijuana Act, 35 P.S. § 10231.101, et seq., to grow and process medical marijuana. The term does not include a health care medical marijuana organization which has been separately approved by the Department to dispense or grow and process in accordance with a research study pursuant to Chapter 19 of the Act.

[Added 12-3-2018 by Ord. No. 2018-01]

HABITABLE FLOOR AREA

The sum of the horizontal areas of all rooms used for habitation, such as living room, dining room, kitchen and bedroom, but not including hallways, stairways, cellars, attics, service or utility rooms, bathrooms, closets, nor unheated areas such as enclosed porches nor rooms without at least one window or skylight opening onto an outside yard or court.

HALFWAY HOUSE

A dwelling for the supervision of transitionally institutionalized individuals who have violated the law and who are sent to a halfway house upon release from, or in lieu of being sent to, a penal institution or juvenile detention center.

HEIGHT

The vertical distance of a structure or building measured from the average elevation of the ground surrounding the structure or building to the highest point of the structure or building.

HELIPORT

An area on a roof or ground used by helicopters and/or steep-gradient aircraft for the purpose of picking up or discharging passengers and/or cargo, which area includes any appurtenant areas which are used, or intended to be used, for support facilities, such as hangars, fuel storage, and aircraft maintenance.

[Added 10-4-2021 by Ord. No. 2021-04]

HELISTOP/HELIPAD

An area on a roof or ground used by helicopters and/or steep-gradient aircraft solely for the purposes of picking up or discharging passengers and/or cargo, where no appurtenant support facilities, uses, or structures are present.

[Amended 10-4-2021 by Ord. No. 2021-04]

HOMEOWNERS' ASSOCIATION

An organization of property owners within a development established as a nonprofit corporation or other entity for the direct or indirect ownership, administration and maintenance of the common open space and other areas within the development. Such organizations are generally consistent with the requirements for unit owners' associations found in the Pennsylvania Uniform Condominium Act, 68 Pa.C.S.A. § 3101 et seq., as amended; the Pennsylvania Uniform Planned Community Act, 68 Pa.C.S.A. § 5101 et seq., as amended; or other similar regime of common ownership permitted by federal or state law and approved by the Straban Township Board of Supervisors.

HOTEL or MOTEL

A building or buildings including rooms rented out to persons as clearly transient and temporary living quarters. Hotels may include accessory uses, such as restaurants, meeting rooms and recreational facilities. Motels typically do not provide these additional uses and have private entry to the individual rental units from exterior doorways facing the parking lot.

IDENTIFIED FLOODPLAIN AREA

An umbrella term that includes all of the areas within which the community has selected to enforce floodplain regulations. It will always include the area identified as the special flood hazard area on the Flood Insurance Rate Maps and Flood Insurance Study, but may include additional areas identified by Straban Township.

[Added 7-6-2020 by Ord. No. 2020-03]

IMPERVIOUS SURFACE

Any material, structure or coverage that prevents the absorption of stormwater into the ground, including stone/gravel driveways and parking lots.

INCINERATOR

A device used to burn waste substances and in which all the combustion factors can be controlled, that is: temperature, retention time, turbulence and combustion air.

INDUSTRIAL PARK

A tract of land that is planned and developed under a unified design scheme and operated as an integrated facility for a number of individual light industrial uses regardless of ownership, either common or single and separate, with consideration to transportation facilities, circulation, parking, utility needs, aesthetics and compatibility.

IN-HOME DAY CARE

A facility in a private residence in which day care is provided on a regular basis, either operated for profit or not for profit, to a combined total of four to six children or adults per day who are not relatives of the caregiver.

INTERNAL ROAD SYSTEM

Any road or system of roads designed specifically for new or proposed residential neighborhoods or commerce/business office or industrial park having one or more points of access to an existing public road.

JUNKYARD

As defined and regulated by Ordinance No. 33 (2-5-1986), Chapter 86 of the Straban Township Code, any place, place of business or establishment maintained, used or operated for storing, accumulating, buying or selling junk on the outside of any building, edifice or structure, or where the business of selling, buying or dealing in junk is carried on, or where two or more motor vehicles are stored which are unlicensed, inoperable and do not have a current and valid inspection sticker as required by the motor vehicle laws of the Commonwealth of Pennsylvania.

LAND DEVELOPMENT

Any of the following activities:

[Amended 10-4-2021 by Ord. No. 2021-04]

(1) The improvement of one lot or two or more contiguous lots, tracts or parcels of land for any purpose involving:

(a) 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

(b) 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.

(2) A subdivision of land.

(3) Land development does not include development which involves the addition of an accessory building less than 1,000 square feet or, in the case of farm accessory buildings, less than 5,000 square feet on a lot or lots subordinate to an existing principal building.

LANDOWNER

The legal or beneficial owner or owners of land, including the holder of an option or contract to purchase (whether or not such option or contract is subject to any condition); a lessee if authorized under the lease to exercise the rights of the landowner; or other person having proprietary interest in land, including an individual, partnership association, limited partnership association or corporation.

LANDSCAPE COVERAGE

The area of the lot covered by lawns, trees, plants and other natural material and decorative features such as sculptures, fountains and the like.

LAND USE OR ZONING PERMIT (FORMERLY KNOWN AS "BUILDING PERMIT")

A document signed by the Zoning Officer or other authorized township official which is required by ordinance as a condition precedent to the commencement of a site plan and/or change of use, or the demolition, erection, construction, reconstruction, alteration, conversion, or installation of a structure, building, or other improvement.

LICENSED HOSPITAL

An institution licensed by the Commonwealth of Pennsylvania, 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.

LIGHTING, DIFFUSED

Illumination that passes from the source through a translucent cover or shade.

LINE, STREET

A line defining the edge of a street right-of-way and separating the street from abutting property or lots, commonly known as the "street right-of-way line."

LIVE-WORK UNIT

A type of mixed-use building which contains a commercial use, such as a shop, studio, office cafe, deli, personal service establishment or other place of business on the ground floor, in combination with a dwelling unit or units (maximum of one per floor) located on the upper floor(s). A person or persons other than the proprietor of the business may occupy a live-work unit.

LOADING SPACE

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.

LOT

A designated parcel established by a plat or otherwise as permitted by law to be used, developed or built upon as a unit. (See the graphic representation of the different lot configurations in the attachment to this chapter.)

LOT AREA

The area contained within the property lines of a lot as shown on a subdivision plan excluding space within any street right-of-way, surface easement which permits buildings or structures, or the narrow access strip of a flag lot, but including the area of any subterranean easement. For the purposes of density calculations, lot area shall also exclude any area within protected resources.

LOT, CORNER

A lot which has an interior angle of less than 135° at the intersection of two street lines. A lot abutting upon a curved street or streets shall be considered a corner lot if the tangent to the curve at the points beginning within the lot or at the points of intersection of the side lot lines with the street lines intersect at an angle of less than 135°.

LOT COVERAGE

The total area of all impervious surfaces on a lot (including building, driveway and any other concrete or macadam surface coverage) divided by the total lot area.

LOT DEPTH

The average horizontal distance between the front and the rear lot lines, taken from measurements made at each side lot line and the approximate geographic center of the lot.

LOT, DOUBLE FRONTAGE

A lot with front and rear street frontage.

LOT, FLAG

A lot that is connected to a public street by a strip of land too narrow to meet the minimum required lot width at the street line, but that provides access to a larger land mass that can accommodate uses and structures for those uses. Also known as a "panhandle lot."

LOT, INTERIOR

A lot other than a corner lot.

LOT LINE

A line bounding a lot which divides one lot from another or from a street.

(1) FRONT LOT LINE (STREET LINE) A lot line separating the lot from the street right-of-way. In the case of a corner lot, the lines extending along all street rights-of-way shall be considered front lot lines. In the case of a lot other than a corner lot that fronts on more than one street, the lines extending along all street right-of-way lines are front lot lines.

(2) REAR LOT LINE A lot line opposite and most distant from the front lot line. In the case of a triangular or otherwise irregularly shaped lot, the rear lot line shall be construed to be a ten-foot-long line drawn from side lot line to side lot line, parallel to the front lot line. In the case of corner lots, the rear lot line is the line opposite and parallel to the street on which the building entrance is or will be located or, where the entrance may be oriented toward the corner, the rear lot line shall be opposite the street where the driveway is located or proposed.

(3) SIDE LOT LINE Any lot line other than a front or rear lot line.

LOT, REVERSE FRONTAGE

A lot extending between and having frontage on an arterial street and a minor street, and with vehicular access solely from the latter.

LOT SIZE

See "lot area."

LOT, THROUGH

A lot that abuts two approximately parallel streets.

LOT WIDTH

The required distance between the side property lines measured at the frontage.

[Amended 1-3-2023 by Ord. No. 2023-01]

MANUFACTURING

Establishments engaged in the production, processing, cleaning, testing and distribution of materials.

MAXIMUM DENSITY

The maximum density permitted in each zoning district in accordance with district regulations. The calculation is determined by subtracting required open space from the base site area, and multiplying the remaining area by the maximum density requirement prescribed in each district.

MEDIATION

A voluntary negotiating process in which parties in a dispute mutually select a neutral mediator to assist them in jointly exploring and settling their differences, culminating in a written agreement which the parties themselves create and consider acceptable.

MINERAL RECOVERY OPERATIONS

The searching for or removal of rock, soil or minerals from the earth by excavating, stripping, mining, leveling or any other process, but exclusive of excavations or grading involved in the construction of a building. Also, mineral recovery operations include any processing operations in connection with the above activities.

MINI- AND SELF-SERVICE STORAGE FACILITIES

A structure containing separate, individual and private storage spaces of varying sizes leased or rented on individual leases for varying periods of time.

MINI-PARK

A type of open space that is between 10,000 square feet and 2.0 acres in size and contains a variety of amenities which may include but are not limited to benches, play equipment, gazebos, pavilions and landscaping.

MIXED-USE BUILDING

A building which contains a mixture of residential and nonresidential uses within one structure having separate entrance or access points. Uses will typically be located on separate floors, with nonresidential uses located on the ground floor. Mixed-use buildings may be located outside of mixed-use districts where specifically permitted.

MIXED-USE DEVELOPMENT

A development which contains two or more different principal uses within one principal building or on one lot or site. In addition to compliance with any applicable zoning 1 district standards governing the mixed-use development as a whole, each principal use shall, independent from the land used by or required to be assigned to other principal uses, comply with all density and dimensional criteria specific to that use.

[Amended 10-19-2022 by Ord. No. 2022-01]

MIXED-USE ZONE/MIXED-USE DISTRICT

Mixed-use zones at the date of adoption of this chapter are MU-1 and MU-2. Mixed-use buildings may be located outside of mixed-use districts where specifically permitted.

MOBILE HOME

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.

MOBILE HOME LOT

A parcel of land in a mobile home park improved with the necessary utility connections and other appurtenances necessary for the erection thereon of a single mobile home.

MOBILE HOME PARK

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.

MUNICIPAL ENGINEER

A professional engineer or a firm licensed as such in the Commonwealth of Pennsylvania, duly appointed as the Engineer for Straban Township.

MUNICIPALITIES PLANNING CODE

The Pennsylvania Municipalities Planning Code, Act of 1968, P.L. 805, No. 247, as reenacted and amended and as may be further amended, 53 P.S. § 10101 et seq.

MUNICIPALITY

The Township of Straban, Adams County, Pennsylvania.

MUNICIPALLY OWNED

Buildings, facilities or lands owned by townships, county and/or state government or government-affiliated associations or organizations.

NATURE PRESERVES

Areas in which human activities are very limited and where the natural environment is protected from man-made changes.

NEIGHBORHOOD PARK

A type of open space that measures a minimum of 2.0 acres in area and is suitable for a variety of active recreation activities.

NO-IMPACT HOME-BASED BUSINESS

A business or commercial activity administered or conducted as an accessory use which is clearly secondary to the use as a residential dwelling and which involves no customer, client or patient traffic, whether vehicular or pedestrian, pickup, delivery or removal functions to or from the premises in excess of those normally associated with residential use. The business or commercial activity shall satisfy the following requirements:

(1) The business activity shall be compatible with the residential use of the property and surrounding residential uses.

(2) The business shall employ no employees other than family members residing in the dwelling.

(3) There shall be no display or sale of retail goods and no stockpiling or inventory of a substantial nature.

(4) There shall be no outside appearance of a business use, including but not limited to parking, signs or lights.

(5) The business activity shall not use any equipment or process which creates noise, vibration, glare, fumes, odors or electronic interference, including interference with radio or television reception, which is detectable in the neighborhood.

(6) The business activity shall not generate any solid waste or sewage discharge, in volume or type, which is not normally associated with residential use in the neighborhood.

(7) The business activity shall be conducted only within the dwelling and may not occupy more than 25% of the habitable floor area.

(8) The business shall not involve any illegal activity.

NOISE

Any sound which:

(1) Endangers or injures the safety or health of humans or animals.

(2) Annoys or disturbs a reasonable person of normal sensitivities.

(3) Endangers or injures personal or real property.

NONCONFORMING LOT

A lot, the area or dimension of which was lawful prior to the adoption or amendment of a zoning ordinance, but which fails to conform to the requirements of the zoning district in which it is located by reasons of such adoption or amendment.

NONCONFORMING STRUCTURE

A structure or part of a structure manifestly not designed to comply with the applicable use or extent of use provisions in a zoning ordinance 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. Such nonconforming structures include but are not limited to nonconforming signs.

NONCONFORMING USE

A use, whether of land or of a structure, which does not comply with the applicable use provisions in this chapter or amendments heretofore or hereafter enacted, where such use was lawfully in existence prior to the enactment of this chapter or amendment or prior to the application of such ordinance or amendment to its location by reason of annexation.

NURSING/ASSISTED-LIVING HOMES

An establishment licensed as a personal care home by the Commonwealth of Pennsylvania, which provides full-time convalescent care for three or more individuals who are not related by blood or marriage to the operator.

ONE-HUNDRED-YEAR FLOOD

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).

OPEN SPACE

Any parcel or area of land and/or water essentially unimproved and set aside, dedicated or reserved for public or private use as stipulated in this chapter. These undeveloped land areas may have important ecological functions, natural resources or cultural resources that are worthy of conservation and protection. Such areas may contain but are not limited to forests, farmland, floodplains and wetlands. Open space can also encompass scenic vistas, recreational areas and historic sites.

OPEN SPACE PRESERVATION

See "open space, required."

OPEN SPACE PRESERVATION PERCENTAGE CALCULATION

Open space preservation percentage requirement is calculated by multiplying the base site area of land within a development proposal by the open space preservation percentage defined in each zoning district.

OPEN SPACE, REQUIRED

The minimum area of land in a development that is intended to be preserved as open space, as determined by the open space preservation percentage calculation. Required open space is comprised of passive and active recreation, usable open space and protected resources.

OPEN SPACE, USABLE

Those areas within the required open space that has a grade of less than 5% and includes green space, squares, playfields, playgrounds, mini-parks, and neighborhood parks.

[Amended 10-4-2021 by Ord. No. 2021-04]

ORDINANCE

The Straban Township Zoning Ordinance, including the Zoning Map and Street Classification Map, as amended.

OUTDOOR TRAP, SKEET, RIFLE, PISTOL OR ARCHERY RANGE

Any area (usually in a sportsmen's or outdoor club) in which skeet shooting, rifle shooting or archery is practiced.

OUTPATIENT MEDICAL FACILITY

Any building or group of buildings occupied by medical practitioners and related services for the purpose of providing health services to persons on an outpatient basis.

PARK

A parcel of land, designated and used for active and/or passive recreation.

PARKING FACILITY

A principal use constructed solely for the storage of motor vehicles built as surface parking or a multi-floor public or private parking garage.

PARKING LOT

Any lot, parcel or yard used in whole or in part for the temporary storage or parking of two or more vehicles, where such usage is not incidental to or in conjunction with a single-family or two-family dwelling unit.

PARKING SPACE

An area of land designated for the parking of motor vehicles. See Article VII.

PENNDOT

The Pennsylvania Department of Transportation, or its successor, and its subparts.

PERFORMANCE STANDARDS

A set of criteria or limits relating to certain characteristics that a particular use or process shall meet or satisfy, as applicable.

PERIMETER BUFFER

A buffer located along the perimeter of a cluster residential development and providing a separation between all dwelling units, interior roadways (with the exception of the main access road), parking areas and other impervious surfaces within the cluster development from adjacent parcels and existing Township roadways.

PERMIT

A document issued by the proper Township authority authorizing the applicant to undertake certain activities. Permits may include but are not necessarily limited to building permit, certificate of use and occupancy, driveway permit, sewage permit, stormwater management permit, well permit, land use permit, and federal, state and county permits.

PERSONAL SERVICE BUSINESS

An establishment that provides a service oriented to personal needs of the general public and which does not involve primarily retail or wholesale sales. Personal service businesses may include but not be limited to barber, beautician, laundries, copy and supply businesses, and/or dry-cleaning pickup businesses.

PLACE OF WORSHIP

A building or structure, or group of buildings or structures, that by design and construction is primarily intended for conducting organized religious services and associated accessory uses, including cemeteries.

PLANNED CENTER

A group of uses planned and designed as an integrated unit with controlled ingress and egress and shared off-street parking provided on the property as an integral part of the unit. Such centers also may include "planned center signs" as regulated herein. For the purposes of this chapter, planned centers are shopping centers, mixed use development, and business/industrial parks.

PLANNING COMMISSION

The Straban Township Planning Commission.

PLAN/PLAT

A map or plan of a subdivision or land development, whether preliminary or final, submitted as a single- or multi-phased project.

PRIMARY BUILDING FACADE LENGTH

The linear measurement of the wall or plane of a building that contains the main building entrance.

PRIMARY FACADE

The facade of a building that faces a public street and is typically where the main entrance door is located. On a corner lot where a building fronts on more than one street, there shall be a primary facade associated with each street.

PRINCIPAL BUILDING

The building in which the principal use of a lot or site is conducted. Lots or sites with multiple principal uses may have multiple buildings, but storage buildings, garages and other clearly accessory uses shall not be considered principal buildings.

PRINCIPAL SOLAR ENERGY SYSTEM (PSES)

An area of land or other area used for a solar collection system principally used to capture solar energy, convert it to electrical energy or thermal power and supply electrical or thermal power primarily for off-site use. Principal solar energy systems consist of one or more freestanding ground- or roof-mounted solar collector devices, solar-related equipment and other accessory structures and buildings, including light reflectors, concentrators, and heat exchangers, substations, electrical infrastructure, transmission lines and other appurtenant structures.

[Added 1-2-2024 by Ord. No. 2024-01]

PRINCIPAL USE

The primary purpose for which a lot or site is used.

PRIVATELY OWNED

Buildings, facilities and/or lands owned by private individuals, groups, trustees or associations not affiliated with government entities including townships, counties and/or state government or government-affiliated associations or organizations.

PROFESSIONAL OFFICE/BUSINESS

An office environment that provides specific professional services or consultant services required by other businesses or individuals. Professional office/businesses may include but not be limited to physicians and other medical practices; physical therapy; engineering; architectural; eye, ear, nose and throat specialists; and/or insurance.

PROPERTY LINE

See "lot line."

PROTECTED RESOURCES

Any natural resource protected from development, including:

(1) The one-hundred-year floodplain.

(2) Wetlands.

(3) Steep slopes (greater than 20%).

PUBLIC HEARING

A formal meeting held pursuant to public notice by the governing body, planning agency and/or zoning hearing board, intended to inform and obtain public comment prior to taking action in accordance with this chapter and the Pennsylvania Municipalities Planning Code.[9]

PUBLIC MEETING

A forum held pursuant to notice under the act of July 3, 1986 (P.L. 388, No. 84), known as the "Sunshine Act."[10]

PUBLIC NOTICE

As defined by the State Municipalities Planning Code, as amended. Notice published once a week for two successive weeks in a newspaper of general circulation in the municipality. Such notice shall state the time, place and date of the hearing and the particular nature of the matter to be considered at the hearing. The first publication shall be not more than 30 days and the second publication shall not be less than seven days from the date of hearing.

PUBLIC SERVICES OFFICES AND USES

An office of a governmental agency, social service organization, District Justice or Justice of the Peace, notary, public or private utility or political organization.

PUBLIC UTILITIES

Buildings and structures necessary for the safe and efficient operation of the public utility, including communications buildings not associated with communications antennas or towers.

PUBLIC WATER

See "water facility."

RECREATION, ACTIVE

Leisure-time activities, usually of a formal nature and often performed with others, requiring equipment and taking place at prescribed places, sites or fields, such as tennis, basketball, soccer, baseball and the like.

RECREATION, PASSIVE

Activities that involve relatively inactive or less energetic activities, such as walking, sitting, picnicking, card games, chess, checkers and similar table games. Passive recreation includes open space for nature walks and observations.

RECYCLED MATERIALS COLLECTION AND PROCESSING

A lot or parcel of land, with or without buildings, upon which used materials are separated and processed for shipment for eventual reuse in new products. These centers do not include transfer stations, landfills, composting facilities, resource recovery facilities or junkyards.

REPAIR SERVICES

Services involving the repair of household, commercial land industrial equipment, appliances or personal belongings. Repair services may include but not be limited to electronics, television and appliance shops, plumbing shops, carpenter shops, upholstery shops, shoe repair and vehicle repair.

RESIDENTIAL CONVERSIONS

An existing building, at the date of adoption of this chapter, converted into residential dwelling units in accordance with this chapter.

RESIDENTIAL USE

Includes the following dwelling unit classifications: single-family detached, single-family attached, single-family semidetached, duplex, two-family, apartment, and multifamily.

[Amended 10-4-2021 by Ord. No. 2021-04]

RESIDENTIAL ZONE/RESIDENTIAL DISTRICT

Residential zones at the date of adoption of this chapter are R-1 and R-2. For purposes of buffer yards, screening and outdoor storage areas, any district where the town center use or small planned community use is proposed shall be considered a residential district.

RETAIL, ANCILLARY

A retail store designed to serve only the employees, business and/or business visitors.

RETAIL BUSINESS

The sale of goods and commodities directly to consumers.

RETAIL WAREHOUSE OUTLET

An establishment engaged in the sale of materials and goods, both durable and nondurable, as a combination of wholesale and retail trade. The outlet may be based wholly on a cooperative membership basis and not open to the general public, such as a club warehouse store.

RIDING SCHOOLS or HORSE BOARDING STABLES

An establishment where horses are kept for public or private riding, or are stabled for compensation or incidental to the operation of any club, association or similar establishment.

RIGHT-OF-WAY, FUTURE STREET

Right-of-way width required for the expansion of existing streets to accommodate anticipated future traffic loads. A right-of-way established to provide future access to or through undeveloped land.

RIGHT-OF-WAY, STREET

A public thoroughfare for vehicular traffic and/or pedestrian traffic, such as a street, highway, thoroughfare, parkway, road, avenue, boulevard, lane or alley.

ROADSIDE STAND, TEMPORARY

A direct marketing operation without a permanent building and only offering outdoor shopping. Such an operation is seasonal in nature and features on-farm produce as well as locally produced agricultural products, enhanced agricultural products (such as canned or jarred tomatoes and peaches) and handmade crafts.

SANITARY LANDFILL

A site for solid waste disposal utilizing a planned method of solid waste disposal and licensed and operated under the laws of the Commonwealth of Pennsylvania.

SCALE OF DEVELOPMENT

The relationship of a particular project or development to its surroundings, in terms of size, height, bulk, intensity and aesthetics, to its surroundings.

SCHOOL, PUBLIC or PRIVATE, PRIMARY or SECONDARY

An educational institution primarily for persons between the ages of five and 19 that primarily provides state-required or state-funded educational programs.

SCREENING

A method of visually shielding or obscuring one abutting or nearby structure or use from another by fencing, walls, berms or densely planted vegetation.

SECONDARY DWELLING UNIT

A secondary, one-bedroom, single-family detached or attached dwelling unit located on the same lot as the primary dwelling and designed to house no more than two persons.

SETBACK

The required horizontal distance between a setback line and a property or street line as established for each zoning district. The setback establishes the building envelope and minimum required front, rear and side yards.

(1) SETBACK, FRONT The distance between the street line and the front setback line projected the full width of the lot; commonly called the "required front yard."

(2) SETBACK, REAR The distance between the rear lot line and the rear setback line projected from the full width of the lot; commonly called the "required rear yard."

(3) SETBACK, SIDE The distance between the side lot line and the side setback line projected from the front yard to the rear yard; commonly called the "required side yard."

SETBACK LINE

The line drawn parallel to a lot line at the required minimum distance from any lot line and that establishes the area within which the principal structure may be erected or placed.

SEWAGE DISPOSAL SYSTEM

A system to collect, treat and dispose of sewage. No such system shall be permitted that does not comply with local, county, state and federal regulations.

(1) PUBLIC SEWER A sewage facility, whether publicly or privately owned, for the collection of sewage from two or more lots or two or more equivalent dwelling units and the treatment or disposal, or both, of the sewage on one or more of the lots or at another site approved and permitted by the Pennsylvania Department of Environmental Protection.

(2) INDIVIDUAL ON-LOT SEWAGE SYSTEM An individual sewage system which uses a system of piping, tanks or other facilities for collecting, treating and disposing of sewage into a soil absorption area or spray field or by retention in a retaining tank with an approved PA DEP Planning Module requiring a Township permit to construct such a system.

s.f.

Abbreviation for square foot.

SFA

Abbreviation for single-family attached dwelling unit. See "dwelling unit types, single-family attached units."

SFD

Abbreviation for single-family detached dwelling. See "dwelling unit types, single-family detached."

SHOPPING CENTER

A group of two or more commercial establishments planned, constructed and managed as a total entity, with shared customer and employee parking provided on site, containing more than 10,000 square feet of interior space as measured by using the dimensions of the external walls of the structures.

SIGN

Any permanent or temporary structure, or part thereof, or any device attached, painted or represented directly or indirectly on a structure or other surface that shall display or include any letter, word, insignia, flag or representation used as, or which is in the nature of, an advertisement, announcement, visual communication or direction, or is designed to attract the eye or bring the subject to the attention of the public.

(1) ADVERTISING/BILLBOARD SIGN A sign which advertises or otherwise directs attention to a commodity, business, industry or other similar activity which is generally sold, offered or conducted off premises.

(2) AWNING SIGN

[Amended 10-5-2015 by Ord. No. 2015-09]

(a) Any sign that is part of a wind-up or removable awning or part of a fabric or plastic cover which is located:

[1] Over a prominent window or door on or near the front entryway of a business; or

[2] On a cover over retail gasoline and diesel dispensing pumps or an electric vehicle recharge station.

(b) A marquee or other permanent structural element of the building shall not be considered an awning.

(3) BUSINESS SIGN An on-premises sign which directs attention to a business, commodity, service, industry or other activity which is sold, offered or conducted on the property on which the sign is located.

(4) DIRECTLY ILLUMINATED SIGN A sign designed to give forth artificial light directly or through transparent or translucent material from a source of light within such sign.

(5) DRIVE-THROUGH MENU BOARDS A permanently installed sign affixed to a pole, post or column, or to a wall of a principal building or accessory structure, consisting of a list of products and/or services offered for sale and/or pictorial display of product offered for sale which may include the price of products and/or services, which list and/or pictorial display is posted on the premises of a business near the point of ordering.

(6) ELECTRONIC MESSAGE CENTER A variable message sign that utilizes computer-generated messages and graphics or some other electronic means of changing a message. These signs include displays using incandescent bulbs, light-emitting diodes (LEDs), liquid crystal displays (LCDs), or flipper matrix, and similar digital future signs or message boards. These signs will not be regulated based upon content except as otherwise stated within this chapter.

(7) ENTRANCE SIGN (Community or neighborhood.) A sign designed to acknowledge a residential community or neighborhood usually located at the development's point(s) of access.

(8) FESTOON-LIGHTED SIGN A directly illuminated sign comprised of a group of incandescent bulbs hung or strung overhead or used to outline a structure or any part thereof.

(9) FLASHING SIGN An illuminated sign on which the artificial light is not maintained in a stationary position and is not constant in intensity and/or color at all times when in use.

(10) FREESTANDING NONMOBILE SIGN A self-supporting sign permanently affixed to the ground by means of poles, brick, masonry or stone column structures, or other similar means in the ground. The height of freestanding signs shall be measured from the official street grade.

(11) INDIRECTLY ILLUMINATED SIGN A sign illuminated by an external light source that is shielded so no direct rays are visible elsewhere on the lot where said illumination occurs.

(12) INTERNAL DIRECTIONAL SIGN A sign used to direct vehicular or pedestrian flow to destinations within a site containing more than one tenant.

(13) MONUMENT SIGN A ground-mounted sign which is attached to the ground by means of a wide base of solid appearance.

(14) NONCONFORMING SIGN Any sign structure existing at the time of the passage of this chapter that does not conform in location, height or size with the regulations of the district in which such sign is located and/or shall be considered a nonconforming structure and may continue in its present location until replacement or rebuilding becomes necessary, at which time a permit will be required and the sign brought into conformity with this chapter.

(15) NONILLUMINATED SIGN A sign which is not illuminated either directly or indirectly.

(16) ON-PREMISES SIGN A sign which directs attention to an activity conducted on the same lot.

(17) OFF-PREMISES SIGN A sign which directs attention to an activity not conducted on the same lot.

(18) PARALLEL/WALL-MOUNTED SIGN A sign attached, painted or otherwise mounted parallel to a wall or other vertical building surface.

(19) PEDESTRIAN DIRECTORY SIGN A sign used to direct pedestrians to destinations within a site containing more than one tenant.

(20) PROJECTING SIGN A sign which is affixed perpendicular to any building wall or structure, is wholly supported by such wall or structure, and extends beyond the building wall or structure more than 12 inches.

(21) SIGNBOARD/SIDEWALK/SANDWICH SIGN A predesigned sign that displays daily/weekly specials and is removed daily.

(22) WINDOW SIGN A professionally designed business identification sign applied directly onto storefront windows or doors or displayed against the interior of a window for viewing from the outside.

SINGLE AND SEPARATE OWNERSHIP

A single person or multiple persons having the right of legal title to, beneficial interest in or a contractual right to a lot or parcel appropriately recorded in the Adams County Record of Deeds.

SITE

A parcel of land located in the Township, established by a plat or otherwise as permitted by law, which is the subject of an application for development. A site may include more than one lot.

SITE AREA, BASE

The land remaining after subtracting land which is held for future road rights-of-way or is in existing utility rights-of-way or other easements.

SITE AREA, BUILDABLE

The base site area that remains after the required open space (which may include protected resources) has been subtracted. The buildable site area may be altered, disturbed or regraded for development purposes.

SITE AREA, GROSS

The total area of land within a site that is the subject of an application for development.

SLOPE

The face of an embankment or cut section; any ground whose surface makes an angle with the plane of the horizon. Slopes are usually expressed in a percentage based upon vertical difference in feet per 100 feet of horizontal distance.

SMALL PLANNED COMMUNITY

A type of development permitted in the R-1, R-2, MU-1 and MU-2 Zoning Districts required to follow § 140-15B cluster residential design regulations that includes the grouping or clustering of dwelling units, a variety of housing types, common open spaces, neighborhood service centers, institutional uses and places of worship to serve the needs of one or more residential developments.

[11]

SOLAR EASEMENT

A right, expressed as an easement, restriction, covenant, or condition contained in any deed, contract, or other written instrument executed by or on behalf of any landowner for the purpose of assuring adequate access to direct sunlight for solar energy systems.

[Added 1-2-2024 by Ord. No. 2024-01]

SOLAR ENERGY

Radiant energy (direct, diffuse and/or reflective) received from the sun.

[Added 1-2-2024 by Ord. No. 2024-01]

SOLAR ENERGY SYSTEM

An area of land used for a solar collection system principally to capture solar energy, convert it to electrical energy or thermal power and supply electrical or thermal power. This shall include all other accessory structures related to the solar energy system, including buildings, structures, substations, electrical infrastructure, transmission lines, and other appurtenant structures and facilities.

[Added 1-2-2024 by Ord. No. 2024-01]

SOLAR PANEL

That part or portion of a solar energy system containing one or more receptive cells or modules, the purpose of which is to convert solar energy for use in space heating or cooling, for water heating and/or for electricity.

[Added 1-2-2024 by Ord. No. 2024-01]

SOLAR PROJECT AREA

The total area of land including the principal solar energy system, the space between solar arrays, stormwater management area, access drives, fencing and internal access roads. The solar project area does not include any area outside of the fenced facility set aside for agricultural uses and designed to be adequate for the maneuverability of typical farm equipment.

[Added 1-2-2024 by Ord. No. 2024-01]

SOLAR-RELATED EQUIPMENT

Items including a solar photovoltaic cell, module, panel, or array, or solar hot air or water collector device panels, lines, pumps, batteries, mounting brackets, framing and possibly foundations or other structures used for or intended to be used for collection of solar energy.

[Added 1-2-2024 by Ord. No. 2024-01]

(1) SOLAR CELL The smallest basic solar electric device which generates electricity when exposed to light.

(2) SOLAR MODULE A grouping of solar cells with the purpose of harvesting solar energy.

(3) SOLAR ARRAY A grouping of multiple solar modules with the purpose of harvesting solar energy.

SOLICITOR

Unless otherwise stated, the appointed Solicitor to the Straban Township Board of Supervisors.

SPECIAL EVENT

The assembly of people for the purpose of business, public amusement, convention, congregation, meeting, caucus or entertainment which is reasonably anticipated to comprise 200 or more participants for a period of two hours or more, whether or not any admission fee or other charge is imposed, at a location in the Township which is not normally equipped to host such an assembly. Excluded from the definition are events such as wedding receptions, company conventions, funerals or other assemblies which are scheduled to take place in structures built and used for such events in the normal course of business (examples of such structures include but are not limited to hotels/restaurants, convention centers, funeral homes, churches and ballrooms).

SPECIAL EXCEPTION

See definition of "use."

SQUARE

A type of open space that is a minimum of 3,000 square feet in area and contains a combination of paved and landscaped areas.

STEEP SLOPES

Areas where the average slope grade is 20% or greater measured over six cumulative vertical feet of land.

STORY

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.

STORY, HALF

A story under a sloping roof, where the point of intersection of the roofline and wall face of at least two opposite exterior walls is a maximum of three feet above the finished floor of such story.

STREET

Street, avenue, boulevard, road, highway, freeway, parkway, lane, alley, viaduct and any other ways used or intended to be used by vehicular traffic or pedestrians, whether public or private.

STREET CENTER LINE

The center of the existing street right-of-way, or, where such cannot be determined, the center of the traveled cartway.

STREET CLASSIFICATION

The functional classification of streets, expressed as a hierarchy of types, as shown in the Straban Township Comprehensive Plan for existing streets and as determined by the Township Engineer for future streets.

STREET LINE

A line defining the edge of a street right-of-way and separating the street from abutting property or lots; commonly known as the "street right-of-way line."

STRUCTURE

Any man-made object having an ascertainable stationary location on or in land or water, whether or not affixed to the land.

STUDIO

The workshop of an artist, sculptor, photographer or craftsperson.

SUBDIVISION

The division or redivision of a lot, tract or parcel of land by any means into two or more lots, tracts, parcels or other divisions of land, including changes in existing lot lines for the purpose, whether immediate or future, of lease, partition by the court for distribution to heirs or devisees, 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.

SUBDIVISION ORDINANCE

The Straban Township Subdivision and Land Development Ordinance, as amended.[12]

SUBSTANTIAL IMPROVEMENT

Any reconstruction, rehabilitation, addition, or other improvement of a structure, of which the cost equals or exceeds 50% of the market value of the structure before the start of construction of the improvement. This term includes structures which have incurred substantial damage or cumulative substantial damage regardless of the actual repair work performed. The term does not, however, include any project for improvement of a structure to correct existing violations of state or local health, sanitary, or safety code specifications which have been identified by the local code enforcement official and which are the minimum necessary to assure safe living conditions.

[Added 7-6-2020 by Ord. No. 2020-03]

SWIMMING POOL

A water-filled enclosure, permanently constructed or portable, having a depth of more than 18 inches below the level of the surrounding land, or an above-surface pool, having a depth of more than 30 inches, designed, used and maintained for swimming and bathing.

TAVERN

An establishment which serves primarily alcoholic beverages for mostly on-premises consumption with a limited food menu, licensed by the Pennsylvania Liquor Control Board.

TERMINAL, RAIL AND/OR TRUCK (TRUCK AND FREIGHT TERMINAL)

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, or storage of petroleum products.

[Added 10-19-2022 by Ord. No. 2022-01]

THERAPEUTIC LEARNING CENTER

An open-air and/or enclosed facility dedicated to the improvement of the physical, mental, emotional, and social aspects of special needs children and special needs adults by means of activities not possible in a traditional office setting, such as equestrian therapy. "Special needs" in this context means mental and/or physical disabilities, including but not limited to mental retardation, autism, spina bifida and muscular dystrophy.

TOWNSHIP

The Township of Straban, Adams County, Pennsylvania.

TRACT

(1) An area, parcel, site, piece of land or property; or

(2) A site that is the subject of a development for a convention center, business/commerce or industrial park.[13]

UNIT

See "dwelling unit."

USE

The purpose, activity, occupation, business or operation for which land or a structure is designed, arranged, intended, occupied or maintained.

(1) CONDITIONAL USE A use permitted in a particular zoning district upon showing that such use in a specified location will comply with all conditions and standards for the location or operation of the use as specified in this chapter and authorized by the Straban Township Board of Supervisors.

(2) SPECIAL EXCEPTION USE A use permitted in a particular zoning district upon showing that such use in a specified location will comply with all conditions and standards for the location or operation of the use as specified in this chapter and authorized by the Straban Township Zoning Hearing Board.

(3) USE PERMITTED BY RIGHT A use permitted in a particular zoning district upon showing that such use in a specified location will comply with the district regulations for the location or operation of the use as specified and authorized in this chapter.

VARIANCE

The granting of specific permission by the Zoning Hearing Board to use, construct, expand or alter land or structures in accordance with § 140-61 of this chapter.

VEGETATIVE COVERAGE

The area of the lot covered by lawns or natural landscaping elements, including grasses, plants, shrubs and trees.

VEHICLE FUELING STATION

A building where fuel is sold, where no repairs are conducted except work that may be conducted that is closely similar in character to the following: sale and installation of oil, lubricants, batteries and belts and similar accessories, and safety and emissions inspections.

[Amended 10-19-2022 by Ord. No. 2022-01]

VEHICLE REPAIR SERVICES AND GARAGES

A building where repairs, improvements and installation of parts and accessories for motor vehicles and/or boats are conducted that involves work that is more intense in character than work permitted under the definition of "vehicle fueling station." An auto repair garage shall include but not be limited to any use that involves any of the following work: major mechanical or body work, straightening of body parts, painting, welding or rebuilding of transmissions.

VEHICLE SALES

A building or area used for outdoor or indoor display, sale, lease or rental of one or more of the following in operable condition: motor vehicles, recreation vehicles, boat trailers, farm machinery, motorcycles, utility trailers, boats or transportable mobile/manufactured homes in livable condition.

VEHICLE WASHING FACILITY

A building designed and used primarily for the washing and polishing of vehicles and which may provide accessory services related to washing and polishing.

VETERINARIAN FACILITIES AND ANIMAL HOSPITALS

A place where animals are given medical care and the boarding of animals is limited to short-term care incidental to hospital use.

WALL

A man-made barrier placed or arranged as a demarcation, an enclosure or a visual barrier that is constructed of masonry, concrete or similar material.[14]

WAREHOUSE or WAREHOUSING

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 shall not include 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 10-19-2022 by Ord. No. 2022-01]

WATER FACILITY

Any waterworks, water supply works, water distribution system or part thereof designed, intended or constructed to provide or distribute potable water. (For permitting of community and noncommunity water systems, definitions shall be consistent with all such systems and shall be in accordance with Pennsylvania Safe Drinking Water Act,[15] Chapter 109 regulations).

(1) WATER DISTRIBUTION SUPPLY SYSTEM, CENTRALIZED A public or private utility system designed to transmit potable water from a common source to customers in compliance with Pennsylvania Department of Environmental Protection regulations or regulations of the Township, whichever may be more stringent.

(2) WATER DISTRIBUTION SUPPLY SYSTEM, COMMUNITY A system for applying and distributing water from a common source for two or more dwellings and/or other buildings within a planned housing development.

(3) WATER DISTRIBUTION SUPPLY SYSTEM, ON-SITE A system for supplying and distributing potable water to a single dwelling or other buildings from a source located on the same lot.

WETLAND MARGIN

An area extending 35 feet from the wetland boundary or to the limit of the hydric soils, whichever is less.

WETLANDS

Those areas that are inundated or saturated by surface water or groundwater at a frequency and duration sufficient to support, and that under normal circumstances do support, a prevalence of vegetation typically adapted for life in saturated soil conditions, including swamps, marshes, bogs and similar areas. The term includes but is not limited to wetland areas listed in the State Water Plan, the United States Forest Service Wetlands Inventory of Pennsylvania, the Pennsylvania Coastal Zone Management Plan, U.S. Army Corps of Engineers, and any wetland area designated by a river basin commission.

WHOLESALE

Sales that primarily involve transactions with other businesses and their agents and not to the general public.

WILDLIFE REFUGE

A publicly or privately owned natural area established and/or maintained as a protective habitat for plants and/or animals.

WIRELESS SUPPORT STRUCTURE

A freestanding structure, such as a guyed or self­supporting monopole or tower, electrical transmission tower, water tower or other structure not classified as a wireless support structure that could support the placement or installation of wireless telecommunications facilities.

[Added 12-3-2018 by Ord. No. 2018-01]

YARD

An open space that lies between the principal building or buildings and the nearest lot or street line.

YARD, BUFFER

A strip of land, free of any principal or accessory building or required improvement other than screening to physically separate one use from another and as illustrated in the Straban Township Subdivision and Land Development Ordinance.[16]

YARD, FRONT

The land area between the primary building facade and the street line. This yard area shall extend the full width of the lot from side lot line to side lot line. In the case of a corner lot, the yards extending along a street line are front yards. In the case of a through or reverse frontage lot, the yards extending along all street lines are front yards.

YARD, REAR

An area extending the full width of the lot and situated between the rear lot line and the rear building facade, and stretching between the side lot lines. In the case of a corner lot, the yard opposite from and parallel to the street on which the structure fronts shall be considered the rear yard.

YARD, REQUIRED

An open space that lies between a building or structure and the nearest lot or street line which is required by the setback provisions of this chapter.

YARD, SIDE

An area situated between the closest portion of the subject building and the entire length of the side lot line, and extending from the front lot line to the rear lot line.

ZONING MAP

The Official Zoning Map of Straban Township adopted under this chapter, together with all amendments thereto subsequently adopted.[17]

ZONING OFFICER

The administrative officer charged with the duty of enforcing the provisions of this chapter, or his or her officially designated assistant(s).

ZONING ORDINANCE

The Straban Township Zoning Ordinance (Chapter 140 of the Code of Ordinances).

[1] Editor's Note: See Ch. 117, Subdivision of Land.

[2] Editor's Note: See 53 P.S. § 10101 et seq.

[3] Editor's Note: See 33 U.S.C. § 1251 et seq.

[4] Editor's Note: See 3 Pa. C.S.A. § 501 et seq.

[5] Editor’s Note: See 35 P.S. § 6018.101 et seq.

[6] Editor's Note: See 35 P.S. § 7210.101 et seq.

[7] Editor's Note: See 35 P.S. § 7210.101 et seq.

[8] Editor's Note: See Ch. 117, Subdivision of Land.

[9] Editor's Note: See 53 P.S. § 10101 et seq.

[10] Editor's Note: See now 65 Pa.C.S.A. § 701 et seq.

[11] Editor's Note: The former definitions of "solar electric facility" and "solar electric system," which immediately followed this definition, were repealed 1-2-2024 by Ord. No. 2024-01.

[12] Editor's Note: See Ch. 117, Subdivision of Land.

[13] Editor's Note: The former definitions of "trucking or related business" and "truck terminal," which immediately followed this definition, were repealed 10-19-2022 by Ord. No. 2022-01.

[14] Editor's Note: The former definition of "warehouse/distribution facility," which immediately followed this definition, was repealed 10-19-2022 by Ord. No. 2022-01.

[15] Editor's Note: See 35 P.S. § 721.1 et seq.

[16] Editor's Note: See Ch. 117, Subdivision of Land.

[17] Editor's Note: A copy of the Zoning Map is included as an attachment to this chapter.

B. Terms not defined above shall have the meaning as described in Webster's Collegiate Dictionary, most recent edition.