[Amended 2-2-2009 by Ord. No. 02022009-01; 9-8-2009 by Ord. No.
09082009-01; 10-15-2012 by Ord. No. 10152012-001; 4-16-2018 by Ord. No. 041618-01; 4-18-2022 by Ord. No. 04182022-02]
For the purpose of this chapter, certain terms and words used
herein shall be interpreted as follows:
A.
Words used in the present tense include the future tense; the singular
number includes the plural, and the plural number includes the singular;
words of masculine gender include feminine gender, and words of feminine
gender include masculine gender.
B.
The word "includes" or "including" shall not limit the term to the
specific example but is intended to extend its meaning to all other
instances of like kind and character.
C.
The words "person," "applicant," "subdivider," "developer" and "owner"
shall include an individual firm, association, organization, partnership,
trust, company, public or private corporation for profit or not-for-profit,
political subdivision, agency or instrumentality of the commonwealth,
bureau or agency of the United States, or any other similar entity.
D.
The words "shall" and "must" are mandatory; the words "may" and "should"
are permissive.
E.
The words "used or occupied" include the words "intended, designed,
maintained, or arranged to be used or occupied."
F.
The word "Borough" shall mean Bellefonte Borough.
G.
The word "municipality" shall mean Bellefonte Borough.
H.
The term "planning agency" and "planning commission" shall mean the
Bellefonte Borough Planning Commission.
I.
The word "Council" shall mean the Bellefonte Borough Council.
J.
The term "governing body" shall mean the governing body of Bellefonte
Borough.
K.
The word "County" shall mean the County of Centre.
The following words and phrases shall have the meanings given
in this article, unless a contrary intention clearly appears. All
words and terms not defined herein shall be used with a meaning of
standard usage.
A single- or double-faced sign used only on a temporary basis
and commonly called a "sandwich board."
A way or means of approach for vehicle and/or pedestrian
traffic from a street, right-of-way, public area or community facility
to a lot.
A driveway providing pedestrian and vehicular access between
a public or private street and a parking area within a land development.
(See also "street.")
A use customarily incidental and subordinate to the principal
use or building and located on the same lot as the principal use or
building.
A process that adapts buildings for new uses while retaining
their historic features.
An addition to the floor area of an existing structure or
building, an increase in the size of a structure or building, or an
increase in that portion of a lot occupied by an existing use; an
enlargement of a use, structure or building.
Establishment where out-of-home care is provided to four
or more elderly or disabled adults for part of a twenty-four-hour
day, excluding care provided by relatives. Care includes personal
assistance in the activities of daily living, the development of skills
for living, and providing social contact to reduce isolation and loneliness.
Any business, establishment or use which offers materials,
services or entertainment characterized by an emphasis on matter depicting,
describing or relating to "specified sexual activities" or "specified
anatomical areas." Adult-oriented businesses shall also mean and include
any establishment that regularly features, for economic gain or other
consideration, entertainment in any form that is characterized by
nudity or the depiction or display of sexual activities.
An activity or action that may be detrimental to natural
and/or cultural resources.
Any use of land or structures for farming, dairying, pasturage,
forestry, or animal husbandry, including the sale of agricultural
products and services. Uses accessory to an agricultural use may include
barns, stables, corn cribs, silos and any other structure or building
clearly related to an agricultural operation.
The tilling of the soil, the raising of crops, forestry,
horticulture and gardening, including the keeping or raising of livestock
such as cattle, cows, hogs, horses, sheep, goats, poultry, rabbits,
birds, fish, bees, and other similar animals. This definition also
includes noncommercial greenhouses as well as the processing and retail
sale of goods produced on the farm. This definition shall also expressly
include the incidental slaughter of livestock which have been raised
on the site.
Any area of land or water used, or intended to be used, for
the landing and takeoff of aircraft and any appurtenant areas which
are used, or intended to be used, for airport buildings or air navigation
facilities or rights-of-way, together with all airport buildings and
facilities.
A public way less than 33 feet in right-of-way width, designated
as an alley on a recorded plot or dedicated as such in a deed, whether
privately or publicly owned, primarily for secondary means of access
to the rear or sides of properties. In Bellefonte Borough, alleys
have been designated as "lanes."
Any change in the supporting members of a building or structure
such as bearing walls, columns, beams or girders, joists or rafters,
or enclosing walls. Any renovation to a building which would change
its use.
A commercial establishment which provides, as a principal
use, amusement devices and/or games of skill or chance (e.g., pinball
machines, video games, Skee-Ball, electronic or water firing ranges
or other similar devices). This definition does not include the use
of two or less such devices as an accessory use.
Any establishment offering veterinary services. Animal hospitals
can treat all types of animals and can include outdoor and overnight
boarding of animals.
Any structure or device used for the purpose of collecting
or transmitting electromagnetic waves, including but not limited to
directional antennas, such as panels, microwave dishes, and satellite
dishes, and omnidirectional antennas, such as whip antennas.
A landowner or developer, as hereinafter defined, who has
filed an application for development, including his/her heirs, successors,
and assigns.
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 zoning
permit, for the approval of a subdivision plat or plan, or for the
approval of a development plan.
"Approved" by the recognized authoritative agency or official
as specified in the respective regulations.
The two-dimensional measurement of space between known lines
or boundaries.
GROSS FLOOR AREA (GFA)The sum of the floor areas of a building as measured to the outside surfaces of exterior walls and/or all areas intended for the conduct of a use.
HABITABLE FLOOR AREAThe sum of the floor areas of a dwelling unit as measured to the outside surfaces of exterior walls and including all rooms used for habitation, such as living room, dining room, kitchen, basement, bedroom, bathroom, family room, closets, hallways, stairways and foyers, but not including cellars or attics, service or utility rooms, nor unheated areas such as enclosed porches or garages.
LOT AREAThe total surface area contained within the property lines of a lot.
RETAIL SALES AREAThe total area of use which is devoted to the display of goods and/or services, including aisles, to prospective patrons.
OUTDOOR STORAGE AREAThe total area of use devoted to the storage of goods and/or materials in areas open to the sky and/or outside of a primary or accessory building.
Any building or land devoted to the retail sales of motor
vehicles, including accessory service and repair facilities, if such
service and repair area is conducted within a completely enclosed
building.
The retail repair, servicing, maintenance and reconstruction
of motor vehicles, but not including car washes per se.
A sign made of cloth, metal or other material and affixed
to a building in such a manner that the sign may be raised or retracted
to a position against the building.
An unroofed platform projecting from the wall of a building
and enclosed by a parapet or railing.
A bank, savings and loan, credit union, or other financial
institution that provides retail banking services to individuals and
businesses. These uses include only those institutions engaged in
the on-site circulation of cash money.
Any sign made of cloth, plastic or similar material used
only on a temporary basis.
A space with less than 1/2 of its floor-to-ceiling height
above the average finished grade of the adjoining ground, and with
a floor-to-ceiling height of greater than 6 1/2 feet.
Commercial use providing for a variety of personal services,
including, but not limited to, hairstyling, coloring, manicures, pedicures,
tanning, etc. Such a use shall not be considered a home occupation.
A single-family detached residential dwelling unit providing,
for compensation, sleeping accommodations and breakfast for transient
guests in nine or fewer guest rooms pursuant to the conditions of
this chapter.
A sign which directs attention to a business, commodity,
service, entertainment or attraction which is sold, offered or existing
elsewhere than upon the same lot where such sign is displayed. Billboards
offer space which is generally leased or rented by the owner thereof
to others for the purpose of conveying a commercial or noncommercial
message. For the purposes of this chapter, a billboard shall be considered
an off-premises sign.
The length of a street between two street intersections.
The lots abutting on one side of a street between the two
nearest intersecting streets. Lanes or alleys do not constitute a
street.
A strip of land planted and maintained in shrubs, bushes,
trees, grass or other vegetative material and where no structure or
building is permitted except a wall or fence.
A structure, including any part thereof, having a roof and
used for a shelter or enclosure of persons or property, including
but not limited to any structure used for a residence, business, industry
or other public or private purpose, or accessory thereto, and including
porches, greenhouses, stables, garages, roadside stands, mobile homes,
manufactured homes, and similar structures, whether stationary or
movable, but excluding fences and walls part of landscaping, signs
and awnings.
ACCESSORY, BUILDINGA detached subordinate building, the use of which is customarily incidental and subordinate to that of the primary building, and located on the same lot as that occupied by the primary building.
ALTERATION, BUILDINGAs applied to a building, a change or rearrangement in the structural parts, including supporting members such as bearing walls, columns, beams or girders, or an enlargement, whether by extending on a side or by increasing in height, or the relocation of a building onto or within a lot.
AREA, BUILDINGThe total areas of the greatest outside dimensions on a horizontal of the principal building and all accessory buildings.
FRONTAGE, BUILDINGThe linear length of all ground-floor walls facing or exposed to any street right-of-way, plaza or arcade.
HEIGHT, BUILDINGThe vertical distance from average grade to the top of the habitable or occupiable space.
LENGTH, BUILDINGThe horizontal measurement of any continuous building wall.
PRINCIPAL, BUILDINGA building or structure where the principal use is conducted on the lot where the building is located.
SETBACK LINE, BUILDINGA line establishing the minimum depth of the front, side and rear yard for the applicable zoning district as measured from the street line.
The horizontal area measured within the outside of the exterior
walls of the ground floor of all principal and accessory buildings
on the lot, designated as either gross square feet or as a percentage
of the total lot area.
Business service uses may include the following uses: advertising
agency, credit reporting agency, data processing service, equipment
leasing, mailing service, management consulting, news service, photography,
protective service, public relations, reproduction service, research
and development, and stenographic service.
The diameter of a tree at the height of six inches from the
top of the root ball; or, in the case of a multistem tree, the caliper
is determined by the average of the stems.
A lot, tract or parcel of land upon which two or more campsites
are located or established, intended or maintained for occupation
by transients in recreational vehicles or tents.
A plot of ground within a campground intended for occupation
by a recreational vehicle or tent.
A contiguous area of land constituting and making up the
grounds of a college, university, hospital or public/private school,
containing buildings and related uses. For the purpose of this definition,
the contiguity of any land area for such uses shall not be deemed
destroyed by the presence of public rights-of-way.
A sign attached to a rigid structure, other than an awning,
that is permanently attached to a building; usually covering a sidewalk
or walkway.
A tree, either single-stemmed or multistemmed, which has
a caliper of at least two inches at planting and is of a species which,
at maturity, can be expected to reach a height of at least 30 feet.
Land used or intended to be used for the burial of the deceased,
including columbariums, crematoria, mausoleums, and mortuaries when
operated in conjunction with the cemetery and within the boundaries
thereof.
Any place receiving children for day care, where the number
of children receiving day care is in accordance with the regulations
governing child day-care centers.
A building, structure or group of buildings or structures,
including accessory uses, designed or intended for public worship.
This definition shall include rectories, convents, cemeteries and
church-related education and/or day-care facilities.
An organization catering exclusively to members and their
guests, or premises or buildings for social, recreational and administrative
purposes which are not conducted for profit, provided there are not
conducted any vending stands, merchandising or commercial activities
except as provided for the membership of such club. Clubs shall include,
but not be limited to, service and political organizations, labor
unions, as well as social and athletic clubs. Private clubs shall
not include adult-related uses, as defined in this chapter.
The use of land or structures by a nonprofit group not operating
for the purpose of trade or business, but operating for social and
community service activities among group members and their guests.
A development design technique that concentrates buildings
on a part of the site to allow the remaining land to be used for recreation,
common open space, and/or preservation of environmentally sensitive
features or agricultural areas.
The use of wireless telecommunication support facilities
by more than one wireless telecommunication provider.
The display of the name of any business or professional establishment,
logo of such, or the description and/or prices of items or services
available.
Primary business where passenger vehicles may be stored,
for a fee, for short-term, daily or overnight off-street parking,
and connected to a street by an access drive.
The use of land or structures for social and community service
activities charitable, educational or religious in nature for public
rather than for private gain, including recreational programs, counseling
services and human service agencies and programs. A group of individuals
formally organized for a common interest.
Real estate, portions of which are designated for separate
ownership and the remainder of which is designated for common ownership
solely by the owners of those portions. Real estate is not a condominium
unless the undivided interests in the common elements are vested in
the unit owners.
A sign identifying the individuals or companies involved
in smaller construction and property maintenance activities. The signs
typically identify but are not limited to those involved in remodeling,
roofing, siding, landscaping, lawn care, painting or pool cleaning.
The construction, reconstruction, renovation, repair, extension,
expansion, alteration or relocation of a building, structure or parking
lot, including the placement of manufactured homes and mobile homes.
A sign temporarily erected during construction to inform
the public of the developer, contractors, architects, engineers, the
nature of the project and/or anticipated completion dates. Any sign
offering land or space for lease or sale shall be considered a real
estate sign.
A business which specializes in the retail sale and/or rental
of household products and foods. Convenience stores may also include
any of the following, provided that each use has obtained the necessary
respective approvals and it operates as an accessory use to the convenience
store:
Retail sales or rental of books, magazines, videos, software,
and video games, provided that adult-related uses are expressly prohibited.
Restaurants, including drive-through or fast-food operations,
subject to the requirements of this chapter, and provided that rest
rooms are made available to the public.
Accessory amusements devices with no more than two such devices.
Automatic bank teller machines.
Film development drop-off sites.
Laundry, dry cleaning and tailoring drop-off sites.
Lottery sales counters and machines.
Propane fuel sales with no larger than twenty-pound tanks, which
must be stored outside of the building at all times.
Dispensing of motor vehicle fuels, oils, compressed air, kerosene,
washer fluid, and other motor-vehicle-related items, subject to the
requirements of this chapter.
A prison and its related offices for the housing of inmates.
A curved curb connecting the tangents of two intersecting
curbs of streets or driveways.
A flat-floored, roofless area, usually built above grade
and adjoining a building.
The number of dwelling units and/or amount of commercial
(including retail, office and/or industrial) gross floor area in relation
to the land area of the lot proposed for such use(s).
Any landowner, agent of such landowner, or tenant with the
permission of such landowner, who makes or causes 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 manufactured homes and mobile homes, streets and other paving,
utilities, filling, grading, excavation, mining, dredging or drilling
operations.
The provisions for development, including a planned residential
development, a plat of subdivision, all covenants relating to use,
location, and setbacks 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 these definitions.
Illumination of a sign which is affected by an artificial
source of light not contained within the sign itself, in which the
light itself travels without reflection on a straight path from the
light fixture to the intended surface to be illuminated.
A sign, located off site and along an arterial street, listing
the names of one or more business establishments with distance information
designed to direct vehicular traffic. For the purposes of this chapter,
an off-site directional sign shall be considered an off-premises sign.
Any sign on the property which includes information aiding
in the flow of vehicular and/or pedestrian traffic.
A sign which is located on the premises and lists the name(s)
and/or address of the occupant, the address of the premises and/or
the identification of a legal business or occupation which exists
at the premises (sometimes referred to as a "menu board").
A corridor, extending beyond the front yard setback, providing
motor vehicle access from a street to a lot. The access point to the
driveway cannot be within the front house dimension.
A business establishment that dispenses drugs by prescription.
The term "drug store/pharmacy" may also include the provision of a
limited selection of houseware and foodstuffs.
An establishment or business maintained for the pickup and
delivery of dry cleaning and/or laundry without the maintenance or
operation of any laundry or dry-cleaning equipment or machinery on
the premises.
A building, portion of a building, or premises used or intended
to be used for cleaning fabrics, textiles, wearing apparel, or articles
of any sort by immersion and agitation, or by immersions only, in
volatile solvents, including, but not limited to, solvents of the
petroleum distillate type, and/or the chlorinated hydrocarbon type,
and the processes incidental thereto.
A building or structure or portion thereof arranged or designed
to provide living facilities for one or more families.
APARTMENTA dwelling unit with multiple dwellings.
MULTIFAMILY RESIDENTIALA building containing three or more dwelling units, at least one of which must be located above or below the remaining units.
DUPLEX (Two-family; single-family semidetached.)A freestanding building containing two dwelling units for two families, arranged in a side-by-side or over-and-under configuration.
PATIO HOMEA single-family detached dwelling shifted to one side of the lot, i.e., placed on the lot so that one side setback is 15 feet and the other side setback is larger than if both side setbacks were approximately equal.
SINGLE-FAMILY DETACHEDA dwelling containing one dwelling unit and not attached to any other dwelling units.
TOWNHOUSEA dwelling containing at least three dwelling units, but not more than 15 dwelling units, attached side by side by the use of a common wall.
One or more living and/or sleeping rooms arranged for the
use of one or more individuals living as a family, with cooking, living
and sanitary facilities.
Retail establishment selling food and drink for consumption
on the premises.
Any building or part thereof or group of buildings or structures
designed, constructed or used for instruction in any branch of knowledge.
A residential building or complex of buildings with dwelling
units specifically designed for the use of and occupied by any person(s)
55 years of age or older and their spouse and dependent relatives,
or any person(s) less than 55 years of age who has a record of or
is regarded as having a physical or mental impairment substantially
limiting one or more of the major life activities of that person(s)
and their spouse and dependent relatives and live-in caregivers. "Impairment"
does not include those exceptions listed in the Americans with Disabilities
Act (ADA) of 1990.
A professional engineer registered in the Commonwealth of
Pennsylvania.
Constructed or assembled.
The removal of soil, stone and other surface materials by
the action of natural elements.
Services provided by public and private utilities necessary
for the exercise of the principal use or service of the principal
structure, including but not limited to underground, surface or overhead
gas, electrical, steam, water, sanitary sewerage, stormwater drainage,
and communications systems and accessories thereto, such as poles,
towers, wires, mains, drains, vaults, culverts, laterals, sewers,
pipes, catch basins, water storage tanks, conduits, cables, fire alarm
boxes, police call boxes, traffic signals, pumps, lift stations and
hydrants, but not including buildings used or intended to be used
for human habitation.
A coniferous tree displaying year-round needles or leaves,
either single-stemmed or multistemmed, which is a minimum of six feet
tall at planting and is of a species which at maturity can be expected
to reach a height of at least 20 feet.
See "addition."
One or more persons who live in one dwelling unit and maintain
a common household. A family may consist of a single person or of
two or more persons, whether or not related by blood, marriage or
adoption. It may also include domestic servants and gratuitous guests,
but not occupants of a club, fraternal lodging or boardinghouses.
A parcel of land with 10 acres or more devoted to or available
for the cultivation of land or other agricultural uses.
A structure, solid or otherwise, which is a barrier and used
as a boundary or means of protection, confinement, or concealment.
Financial service uses may include the following: banks,
commodity broker, credit union, insurance agent and company, investment
company, mortgage broker, real estate agency and broker, savings and
loan, and securities broker.
All habitable interior space, excluding unheated porches,
unfinished basements, carports and garages.
A publicly owned and operated facility used for the training
of fire protection personnel and other individuals directly involved
in providing fire safety services.
An outdoor market where several persons lease or are provided
spaces to sell generally secondhand or antique items. An indoor flea
market shall be considered a retail store.
The total area of a structure obtained by multiplying the
area of each floor as measured from the face of the exterior walls
by the total number of floors contained in the structure. Retail and
service floor area is that portion of the total floor area regulated
for use by the customer and employees to consummate retail sales and
services, including display areas for goods, but not including office
space or storage areas.
Building design that is trademarked or identified with a
particular chain or corporation and is generic in nature.
A sign that is not attached to a building and which is supported
permanently upon the ground by poles, pedestals or braces. Such signs
include what are commonly called "ground pole and monolith signs."
A use which prepares the remains of deceased humans for burial
and cremation. This use may also conduct funeral services.
A structure or any portion thereof accessory to a dwelling
used for the housing of private motor vehicles. This definition does
not include a garage offering commercial automotive services to the
public or a garage where any provision is made for repairing or servicing
of vehicles for profit (see "motor vehicle service station or garage").
The use of land and structure engaged in the retail sale
of any type of fuel (gasoline, diesel, kerosene or any type of fuel
that may be used in the future for the propulsion of an automobile),
including a stand-alone gasoline station or the provision of fuel
as part of a larger business. "Gasoline station" shall also refer
to "filling station," "gas station," "service station," "fuel center,"
and "petrol station."
The area which will be used for the sale of gasoline, including
service islands, pumps, customer service areas, and any impervious
driving, gassing and parking areas.
Any type of gasoline station, as defined in this chapter,
that is on the same parcel as a shopping center.
A recreational area primarily used for playing golf which
may include accessory facilities such as a driving range, pro shop,
restaurant, meeting space, and banquet facilities.
The average elevation of the proposed finished grade line
of the ground at the front or street side of the proposed building.
The act of excavating and/or filling land for the purpose
of changing natural slope.
A business establishment where most of the floor area is
devoted to the sale of food products for home preparation and consumption,
which typically also offers other home care and personal care products,
and which is substantially larger and carries a broader range of merchandise
than a convenience store.
The extent of surface area contained within the boundary
of a property, excluding existing street rights-of-way.
The sum of the floor areas of a building as measured to the
outside surfaces of exterior walls and/or all areas intended for the
conduct of a use.
The number of dwelling units in relation to the total land
area proposed to be used for residential purposes, including rights-of-way,
interior parking areas, access drives, private streets, sidewalks,
common open space, parks and playgrounds.
A facility, licensed and/or approved by the Pennsylvania
Department of Welfare, providing shelter, counseling and other rehabilitative
services for fewer than eight residents, plus such minimum supervisory
personnel as may be required to meet standards of the licensing agency.
Residents may not be legally related to the facility operators or
supervisors and, by reason of mental or physical disability, chemical
or alcohol dependency, or family or school adjustment problems, require
a minimal level of supervision but do not require medical or nursing
care or general supervision. Group homes must be licensed where required
by any appropriate government agencies, and a copy of any and all
such licenses must be delivered to the Borough prior to beginning
the use.
Commercial personal service providing basic hair cutting
and styling services by a licensed or unlicensed practitioner. Such
a service provided by itself and not in conjunction with any other
personal service may be considered a home occupation.
A residence or community center where social and community
service activities in accordance with regulations of the appropriate
state agency(ies) are provided for no more than eight residents and
an unlimited number of nonresident alcoholics, drug addicts, emotionally
disturbed adults, former convicts, or other adjudicated individuals.
Any obstruction determined by the FAA or PennDOT Bureau of
Aviation to have a substantial adverse effect on the safe and efficient
utilization of the navigable airspace.
Establishments providing health care and treatment beyond
traditional office care. Such establishments include, but are not
limited to, surgical centers, radiological centers, medical and dental
labs, outpatient care facilities, blood banks, medical supplies and
services businesses. This definition does not include establishments
providing overnight care or stays of any kind.
A commercial business that offers active recreational and/or
fitness activities. Such activities are provided only to club members
and their guests. Such facilities do not include golf courses.
The vertical distance measured from the average ground level
immediately below a sign to the highest point of the sign and its
supporting structure.
The vertical distance from top to top of two successive tiers
of beams or finished floor surfaces and, for the topmost story, from
the top of the floor finish to the top of the ceiling joists or, when
there is not a ceiling, to the top of the roof rafters.
The quasi-government body appointed by a municipality to
enforce the provisions of a municipally designated historic district.
An area within a municipality assigned, by the municipal
governing body, a special designation based on the historical significance
of structures and/or land for the purposes of preservation. Such designation
entitles the municipality to enact and enforce standards to meet the
preservation goals of the district.
A business, profession, occupation or trade conducted for
financial gain or profit and located entirely within an owner-occupied
residential dwelling or within a detached garage located on a residential
lot, which use is accessory, incidental and secondary to the use of
the dwelling for residential purposes and does not change the residential
character or appearance of the dwelling or detached garage.
The cultivation of a garden or orchard.
An institution, licensed in the Commonwealth of Pennsylvania,
which renders inpatient and outpatient medical care on a twenty-four-hour-per-day
basis and provides primary health services and medical/surgical care
to persons suffering from illness, disease, injury, deformity and
other abnormal physical or mental conditions. A hospital use can also
include attached and detached accessory uses, provided that all accessory
uses are contained upon the hospital property.
A facility which provides lodging to boarders for compensation,
excluding adult-related uses, as defined herein, which contains more
than eight guest rooms, and which may provide meals, meeting rooms
and/or facilities, and other services as part of the compensation.
A sign that provides artificial light, directly or through
any transparent or translucent materials from a source of light connected
with such signs, or those that utilize direct or silhouette lighting.
A surface preventing the penetration of water into the ground.
All buildings, parking areas, driveways, roads and sidewalks, whether
paved or gravel, and any areas in concrete and asphalt shall be considered
impervious surfaces.
An area of land, when specified in the Zoning Ordinance,
shall be considered a "buffer area" where grass, shrubbery, trees
or other types of plant material shall be planted. In no case shall
these areas be paved or covered with an impervious surface except
for driveways, sidewalks and bike paths which cross the buffer area.
PARK, INDUSTRIALAn area planned for the integrated design of two or more primary industrial uses, structures or buildings on a lot held in single ownership with a total gross floor area of 50,000 square feet or greater.
USE, INDUSTRIALAny use of land, buildings or structures for construction, manufacturing, mining, transportation, junk, salvage yards and materials, articles or merchandise. Uses may include: bindery, bore holds, building contractor facility, junkyard, auto wrecking, scrap yard, postal facility, and trucking and freight terminal.
The manufacture, compounding, processing, assembly or treatment
of materials, articles or merchandise.
LIGHT INDUSTRYAny manufacturing use with no or low environmental impacts and which is not detrimental to the environment in which it is located by reason of the emission of smoke, noise, odor, dust, vibration or excessive light beyond the limits of its lots, or by reason of generating excessive traffic with attendant hazards, and which does not include any open storage yards or outdoor processing of materials.
A sign bearing no commercial advertisement but which lists
facilities such as telephones, rest rooms, emergency signs, etc.,
and/or public buildings, tourist attractions, parks, etc. (or otherwise
directs attention to an activity on the same lot where the sign is
located).
Residential care provided on a twenty-four-hour basis under
nursing/medical supervision.
The highest order road serving an interchange and providing
access to the interstate highway.
Any sign which is located in the interior of a building or
hangs to the inside of a window. For the purposes of this chapter,
"interior signs" shall not be interpreted to include the use of objects
which are customarily sold on premises or are actual examples of stock-in-trade
as elements in a window display.
A facility providing, on a regular basis, health-related
care and services to individuals not requiring the degree of care
and treatment found in a hospital or skilled nursing facility, but
because of their mental or physical condition require care and services
(above the level of room and board) available only through institutional
facilities such as these.
Used materials, discarded materials, or both, including,
but not limited to, wastepaper, rags, metal, building materials, house
furnishings and appliances, machinery, unlicensed and/or uninspected
vehicles or parts thereof, all of which are being stored awaiting
potential reuse or ultimate disposal.
An area of land, with or without buildings, used for the
storage, outside a completely enclosed building, of used and discarded
materials, including but not limited to wastepaper, rags, metal, building
materials, house furnishings, machinery, vehicles, or parts thereof,
with or without the dismantling, processing, salvage, sale or other
use or disposition of the same. The deposit or storage on a lot of
one or more unlicensed wrecked or disabled vehicles, or the major
parts thereof, shall be deemed to constitute a "junkyard." (A disabled
vehicle is a vehicle intended to be self-propelled that shall not
be operated under its own power for any reason or a vehicle that does
not have a valid current registration plate or certificate of inspection.)
Any lot on which five or more animals (except relating to
a farm) are kept, boarded, raised, bred, treated or trained for a
fee, including but not limited to dog and cat kennels.
Any of the following activities:
The improvement of one lot 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.
A lessor, or person who acts as an agent for the lessor,
of any parcel of real estate or any improvements on real estate or
any building located in the municipality.
The legal or beneficial owner or owners of land, including
the holder of an option or contract to purchase (whether or not such
option or contract is subject to any condition), a lessee if he/she
is authorized under the lease to exercise the rights of the landowner,
or other person having a proprietary interest in land.
A public way less than 33 feet in right-of-way width, designated
as a lane on a recorded plot or dedicated as such in a deed, whether
privately or publicly owned, primarily for secondary means of access
to the rear or sides of properties.
A use engaged in the manufacture (predominantly from previously
prepared materials) of finished products or parts, including processing,
fabrication, assembly, treatment, packaging, incidental storage, sales
and distribution of such products, but excluding basic industrial
processing.
Integrated living unit and working space with an internal
connection between the living unit and working space, occupied and
utilized by a person or a single family who shall be the owner(s)
and/or operator(s) of the associated business.
An area located outside any street right-of-way set aside
for the use of motor vehicles to load and unload material for a period
of time.
A parcel of land, occupied or unoccupied by a primary building
and/or accessory building, fronting on a street or other public or
recorded private way; including yard setback and other open spaces
required by this chapter or as shown on a parcel of land.
AREA, LOTThe total horizontal area included within the rear and side property lines and front street or proposed street lines.
COVERAGE (MAXIMUM), LOTThe percentage of lot area occupied by the ground-floor area of all primary and accessory buildings.
DEPTH, LOTThe mean horizontal distance between the front and rear lot lines, measured in the direction of the side lot lines.
FLAG, LOTA lot whose frontage does not satisfy the minimum width requirements for the respective zone but that does have sufficient lot width away from the lot's frontage.
FRONTAGE, LOTThe portion of a lot boundary abutting a street.
LINE, LOTA boundary line of a lot; includes property line.
FRONT LOT LINEThe line separating the lot from the street right-of-way.
SIDE LOT LINEAny lines considered not front or rear lot lines.
REAR LOT LINEThe lot line generally opposite of the front lot line parallel to the street line.
SIZE, LOTThe area contained within the boundary lines of a lot.
WIDTH, LOTThe width of a lot measured between the two side property lines at the building setback line. When a lot abuts on a curved street, the width shall be determined by utilizing the arc distance.
A structure, transportable in one or more sections, which
in the traveling mode is eight body feet or more in width or 40 body
feet or more in length or, when erected on site, is 320 square feet
or more, and which is built on a permanent chassis and designed to
be used as a dwelling with or without a permanent foundation when
connected to the required utilities, and includes the plumbing, heating,
air-conditioning and electrical systems contained therein; except
that such term shall include any structure that meets all of the requirements
of this definition except the size requirements and with respect to
which the manufacturer voluntarily files a certification required
by the Secretary of the U.S. Department of Housing and Urban Development
and complies with the standards established under this title. For
the purposes of these provisions, a mobile home shall be considered
a manufactured home.
A parcel (or contiguous parcels) of land planned and improved
for the placement of two or more manufactured homes.
The processing and/or converting of raw unfinished materials
or finished materials or products, or any combination of them, into
an article or substance of different character or of use of a different
purpose. Additionally, the term "manufacturing" shall include industries
furnishing labor in manufacturing or in the refinishing of manufactured
articles. This use includes apparel and textile products, chemicals
and allied products, electric and electronic equipment, fabricated
metal products, food and kindred products, lumber and wood products,
machinery, paper and allied products, petroleum and coal products,
stone, clay and glass products, textile mill products, tobacco products,
transportation equipment and miscellaneous industries, including the
manufacture of jewelry, silverware, musical instruments, toys and
sporting goods, office and art supplies, costume jewelry, notions,
etc. (also see "industrial use").
Any hood, canopy, awning or permanent construction which
projects from a wall of a building, usually above an entrance and/or
across a sidewalk towards the street.
An office or health facility providing health services, including,
without limitation, preventative and rehabilitation treatment, diagnostic
services, testing and analysis. This use includes offices providing
medical, dental, surgical, rehabilitation, podiatric, optometric,
chiropractic and psychiatric services, medical or dental laboratories
incidental to these offices.
See "directory sign."
The use of land for the purpose of extracting rocks and minerals
for sale, exclusive of grading a lot preparatory to the construction
of a structure or building for which a zoning permit has been issued.
The use of any lot or structure for a combination of residential
and nonresidential purposes.
A transportable, single-family dwelling unit built to national
code, 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, arriving at a site complete
and ready for occupancy except for minor and incidental unpacking
and assembly operations, and constructed so it may be used without
a permanent foundation.
LOT, MOBILE HOMEA lot in a mobile home park improved with utility connections and other appurtenances necessary for the placement of a mobile home.
PARK, MOBILE HOMEA parcel or continuous parcels of land designated and improved, containing two or more mobile home lots for the placement of mobile homes.
A type of dwelling meeting the definition of "single-family
detached dwelling," "single-family semidetached dwelling," "townhouse"
or "garden apartment" substantially in part but not wholly produced
in sections off the site and then assembled and completed on the site.
This shall not include any dwelling meeting the definition of "mobile/manufactured
home," nor shall it include any dwelling not resting on a permanent
foundation, nor any dwelling intended to be moved to a different site
once assembled, nor any dwelling not fully complying with any and
all applicable building codes. A modular home also shall not include
a building that includes only one substantial piece prior to delivery
on the site.
See "funeral home."
A single-story facility, typically with access to individual
rooms provided from the exterior of the building, which provides lodging
to boarders for compensation, excluding adult-related uses, as defined
herein, which contains more than eight rooms with at least 25% of
all rooms having direct access to the outside without the necessity
of passing through the main lobby of the building, and which may provide
meals and other services as part of the compensation.
COMMERCIAL MOTOR VEHICLEA licensed, motorized vehicle designated for transportation of commodities, merchandise, produce, freight, animals or passengers, and operated in conjunction with a business occupation or home occupation, including but not limited to automobiles, trucks, tractor-trailers and vans.
SALES AREA, MOTOR VEHICLEAn open area, other than a street right-of-way, used for the display or sale or lease of new and used motor vehicles, boats, trailers, farm equipment, construction equipment, and accessories.
SALES BUILDING, MOTOR VEHICLEA structure used for the sale or lease of motor vehicles, boats, trailers, and accessories.
SERVICE STATION OR GARAGE, MOTOR VEHICLEThe use of land or structures engaged in the retail sale of gasoline, oil, grease, batteries, tires and other motor vehicle accessories and may also provide minor mechanical repairs and servicing of motorized vehicles.
WASHING FACILITY, MOTOR VEHICLEAny premises used for the washing and/or cleaning of motor vehicles, boats, trailers and accessories.
WRECKING, JUNK AND SCRAP ESTABLISHMENTS, MOTOR VEHICLEThe use of land structures for the storage, baling, packing, sorting, handling, disassembling, purchase or sale of any material used for salvage, scrap or reclaimed materials capable of being reused in some form, including metals, fiber, paper, cloth and rags, rubber, rope, bottles, machinery, tools, appliances, fixtures, utensils, lumber, boxes, crates, pipe and pipe fittings and tires. Motor vehicles which are inoperable and do not have current inspection stickers or a current license, as required by the Commonwealth of Pennsylvania, and motor vehicle parts are also included. Collection and storage of garbage or other organic waste is prohibited.
A sign which is erected upon a structure having wheels, rollers
or other means of facilitating movement from one location to another.
An organic or inorganic material used to cover the ground
or a planting bed (e.g., tree bark, stones). The depth of mulch should
be no less than two inches with periodic refreshing to maintain the
two inches.
Multiple shops under one roof with shared access to the street.
Commercial retail activities encompassing a gross floor area
no greater than 20,000 square feet within one building.
An aggregate or mass of mineral matter, extracted by surface
and subsurface mining, including but not limited to limestone and
dolomite, sand and gravel, rock and stone, earth, fill, slag, iron
ore, zinc ore, vermiculite and clay. The definition does not include
peat, anthracite or bituminous coal or coal refuse.
The extraction of minerals from the earth, from waste or
stockpiles or from pits or from banks by removing the strata or material
that overlies or is above or between them, or otherwise exposing and
retrieving them from the surface activity connected with surface or
underground mining, including, but not limited to, exploration, site
preparation, entry, tunnel, drift, slope, shaft and borehole drilling
and construction and activities related thereto. The definition does
not include mining operations carried out beneath the surface by means
of shafts, tunnels or other underground mining openings. The definition
does not include the following:
The extraction of minerals by a landowner for the landowner's
noncommercial use from land owned or leased by the landowner.
The extraction of sand, gravel, rock, stone, earth or fill from
borrow pits for highway construction purposes for the Department of
Transportation, or the extraction of minerals under construction contracts
with the Department if the work is performed under a bond, contract
and specifications that substantially provide for and require reclamation
of the area affected.
The handling, processing or storage of slag on the premises
of a manufacturer as part of the manufacturing process.
Any nonconforming lot, use of land or structures.
LOT, NONCONFORMINGThe area or dimension of a lot lawfully existing prior to the adoption or amendment of a zoning ordinance, but which fails to conform to the requirements of the zoning district where it is located by reason of such adoption or amendment.
STRUCTURE OR BUILDING, NONCONFORMINGThe structure or building or part of a structure or building not complying with the applicable provisions of a zoning ordinance or amendment thereafter enacted, when such structure or building 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 or buildings include, but are not limited to, nonconforming signs.
USE, NONCONFORMINGA use, whether of land, building or structure, not complying with the applicable use provisions of a zoning ordinance or amendment thereafter enacted, when such use lawfully existed prior to the enactment of such ordinance or amendment or prior to the application of such ordinance or amendment to its location by reason of annexation.
Any aspect of a land use that does not comply with any size,
height, bulk, setback, distance, landscaping, coverage, screening,
or any other design or performance standard specified by this chapter,
where such dimensional nonconformity lawfully existed prior to the
adoption of this chapter or amendment thereto.
A resident facility for the elderly providing a wide variety
of services depending on the individual's need, including independent
living units in association with the home.
A permit issued by the municipality upon completion of the
construction of a new building or upon a change or conversion of the
structure or use of a building, certifying all requirements and regulations
as provided herein and all other applicable requirements have been
complied with.
Businesses owned by occupants of a single-family residence,
where a business activity is conducted off site but managerial office
functions and storage of equipment are conducted on the residential
site.
When used in relation to residence, shall mean the same as
"reside in."
A sign which advertises or directs the public to a business
product or service not present on the property where said sign is
located, including but not limited to billboards and off-site directional
signs.
A place where the primary use is conducting the affairs of
a business, profession, service or government, including administration,
recordkeeping, clerical work, and similar business functions. An office
shall not involve manufacturing, fabrication, production, processing,
assembling, cleaning, testing, repair or storage of materials, goods
or products, or the sale or delivery of any materials, goods, or products
which are physically located on the premises. Office supplies used
in the office may be stored as an incidental use.
A large tract of land planned, developed and operated as
an integrated facility for a number of separate office buildings and
supporting ancillary uses, with a total gross floor area of 50,000
square feet or greater, with special attention given to circulation,
parking, utility needs, aesthetics and compatibility.
Any parcel or area of land or water essentially unimproved
and set aside, dedicated, designated or reserved for public or private
use or enjoyment or for the use and enjoyment of owners and occupants
of land adjoining or neighboring such open space.
ACTIVE, OPENOpen space more usable for recreation. "Usable area" is defined as land having slopes of less than 10%.
AREA, OPENThe required ground surface needing to remain uncovered by building and/or paved areas, the extent of which is expressed as a percentage of the lot size.
COMMON, OPEN SPACEA 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, not including streets, off-street parking areas, and areas set aside for public facilities.
PASSIVE, OPEN SPACEOpen space used as green space or wooded areas.
The strata or material overlaying a noncoal deposit or between
noncoal deposits in its natural state and material before or after
its removal by mining.
The legal or beneficial owner(s) 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 owner, or other persons having
a proprietary interest in the land shall be deemed to be an "owner"
for the purposes of this chapter.
The extension of the main walls or a false wall of a building
above the roofline.
A sign affixed or applied directly to a parapet.
AISLE, PARKINGA corridor used for access within a parking lot by motor vehicles to the parking space.
BAY, PARKINGThe portion of an off-street parking area containing an aisle and one or two rows of parking stalls.
DECK, PARKINGA structure for motor vehicle parking or storage, usually with partial walls, as opposed to a fully enclosed garage building.
EMPLOYEE PARKINGAn off-street parking area used exclusively to park employees' personal vehicles during working hours. For purposes of this chapter, an employee is any person who works or provides services for an employer for salary or wages or who provides services as a volunteer for the employer, provided such person spends at least four consecutive hours on any given day at the place of employment.
INTERIOR SPACE, PARKINGA parking space not abutting the perimeter of the off-street parking area.
LOT, PARKINGA facility providing off-street parking space for five or more motor vehicles.
OFF-STREET PARKINGAn area or structure located outside the street right-of-way designed to be used for parking motor vehicles.
PERIMETER, PARKINGThe outer boundary of the hard surface area of an off-street parking area.
PUBLIC PARKINGAn off-street parking area containing parking spaces available to the public for the parking or storage of noncommercial motor vehicles on a rental or free basis. When permitted, such parking area may be the principal use of the land.
SPACE, PARKINGAn area located beyond the street right-of-way for parking one motor vehicle.
STALL, PARKINGThe area where one vehicle is to be parked; a parking space.
STRUCTURE, PARKINGAny building, either above grade, below grade, or both, or any deck designated or used for the parking of motor vehicles.
A recreational facility owned or operated by a nonpublic
agency and/or conducted as a private gainful business. This use shall
exclude adult-oriented uses, as defined herein.
Those facilities designed and used for recreation purposes
by the general public that are: 1) owned and operated by a government
or governmental agency/authority; or 2) are operated on a nonprofit
basis. This definition is meant to include the widest range of recreational
activities, excluding adult-related uses and amusement arcades, as
defined herein.
Any impervious paving or other durable surface for driveways,
dedicated walkways, and parking facilities, exclusive of building
area, the extent expressed as a percentage of the lot size. Paving
material: cement concrete, bituminous concrete, brick, paving block
or other similar material that cannot be deformed or scattered. Such
material shall meet the construction standards of the municipality.
A land use that is intended to encourage walk-in customers
and that generally does not limit the number of customers by requiring
appointments or otherwise excluding the general public. A pedestrian-oriented
use provides spontaneous draw from the sidewalk and street due to
visual interest, high customer turnover, and social interaction.
A wall below or partly below grade providing support for
exterior walls or other structural parts of a building. Such wall
being constructed of concrete or a combination of building units or
materials of brick, concrete, masonry units, stone or other approved
units bonded together with mortar.
Any permitted sign which remains in place for more than 60
days.
Permitted by right without the approval of a conditional
use permit.
An establishment that provides a service oriented to personal
needs of the general public, which does not involve primarily retail
sales of goods or professional advisory services. Personal services
include barbershops and beauty shops, shoe repair shops, household
appliance repair shops and other similar establishments.
FINAL PLANA complete and exact subdivision or land development plan prepared for official recording as required by statute; a final plot.
PRELIMINARY PLANA tentative subdivision or land development plan, in lesser detail than the final plan, indicating the approximate proposed layout of a subdivision or land development as a basis for consideration prior to preparation of the final plan(s); a preliminary plot.
SKETCH PLANA plan of a subdivision or land development showing the tentative street and lot layout, to be used for informal discussion with the Planning Commission/municipal staff prior to preparation of the preliminary and/or final plan(s). Submission of a sketch plan does not constitute a formal plan submission; such plan is for discussion purposes only.
An area of land, controlled by a landowner, to be developed
as a single entity for a number of dwelling units or combination of
residential and nonresidential uses. A development plan which does
not correspond in lot size, type of dwelling or use, density or intensity,
lot coverage, and required open space to the regulations established
in the applicable zoning district.
Any horizontal flooring surface, usually higher than the
adjoining area.
Any sign which bears the name of a candidate running for
political office and may include other pertinent information such
as the political party in which the candidate belongs, title and office
the candidate is running for, and/or slogan or logos related to the
campaign.
A roofed area, usually open on one or more sides, providing
cover over the entrance of a building or along some portion of the
building face.
Any container designed for the storage of personal property
that is typically rented to owners or occupants of property for their
temporary use and which customarily is delivered and removed by truck.
For the purpose of this chapter, a portable storage unit may also
be identified as simply a "unit."
Any lot and any structure or building constructed thereon.
Not publicly owned, operated or controlled.
A function involved in the manufacturing of goods or products
where the material used is not physically changed except for packaging
or sizing.
Any article whose appearance or composition has been changed
or altered but not in a complete form for ultimate disposition.
A function involved in the manufacturing of materials, goods
or products where it is physically changed.
A recognized profession, including but not limited to accountant,
architect, city planner, engineer, real estate, insurance, medical,
dental, attorney, financial advising or similar operation. Banks,
automated teller machines, or other financial institutions are not
defined as professional offices.
A sign which projects from and is supported by the wall of
a building.
An area of land held in single and separate ownership, with
a tax parcel code assigned, which may have one or more businesses
or dwelling units located on it. "Property" includes "tract" and "parcel."
Owned, operated or controlled by a governmental unit or a
governmental agency.
FACILITY, PUBLIC SERVICEA facility for the management and distribution of utility services, including gas, electric, steam, water, sewerage, telephone, cable television and similar services; for the provision of municipal services such as road maintenance, refuse collection, public transportation and public safety and emergency services; for governmental offices.
USE, PUBLIC UTILITYA use defined as an electric-generating plant, electric substation, energy storage facility, gas substation, gasworks, power/telephone pole, pump station, sewer plant, sewer riser pipe, stormwater management structure, telephone booth, telephone exchange, water plant, water riser pipe, and water storage tower.
A sign used to offer for sale, rent or lease one or more
properties upon which such sign is located.
AREA, RECREATIONA private or public space, including essential buildings and structures, used for play and/or recreation by individuals.
PARK, RECREATIONA tract of land designated and used for active and passive recreation.
USE, RECREATIONRecreational uses shall include the following: amusement park, auditorium, arcade, athletic health spa, billiards parlor, club dancing studio, golf course, music studio, swimming club, target range, and theater.
USE, COMMERCIAL RECREATIONA business unit conducting indoor or outdoor recreation activities for use by individuals.
An activity operated as a business, open to the public, for
the purpose of recreation or entertainment, including but not limited
to bowling alleys, drive-in motion-picture facilities, swimming pools,
health clubs, miniature golf courses, museums, etc. This definition
does not include adult-related uses or amusement arcades, as defined
within this chapter.
A vehicle primarily designed and utilized as temporary living
quarters for recreational, camping or travel use, whether self-propelled
or mounted on or drawn by another vehicle, and including travel trailers,
recreational trailers, camping trailer, truck camper, motor homes,
and similar types of vehicles. It shall also include horse trailers
used for such purposes. The term shall not mean or include a mobile
home, manufactured home or seasonal dwelling.
Establishments primarily engaged in the provision of repair
services, excluding automotive and equipment repair. Typical uses
include appliance repair shops, shoe repair, watch and/or jewelry
repair, or repair of musical instruments.
A building dedicated for multifamily residential use, within
which each individual dwelling unit is owned by an individual person
or persons, with a requirement that the building itself and all related
facilities and common areas are owned and maintained by a condominium
property owners' association.
Any business or establishment that serves prepared food primarily
on nondisposable tableware but can provide for incidental carryout
service so long as the area used for carryout service does not exceed
either 10% of the total patron seating area or 200 square feet (whichever
is less). Caterers shall be included in this definition.
An establishment that serves prepared food generally packaged
in paper wrappers and/or disposable plates and containers. Such food
can be consumed either on or off the site.
DRIVE-IN RESTAURANTAny restaurant where food or beverages are served to the occupants of a motor vehicle while seated therein, either through a drive-in window or by service from an attendant waiting on occupants within a motor vehicle.
FAST-FOOD RESTAURANTAny establishment whose principal business is the sale of food or beverages with rapid turnover to customers in a ready-to-consume state for consumption either within the building or for carryout off the premises and whose design or principal method of operation includes the following: foods and beverages are usually served in disposable or edible containers; it is self-service, with customers expected to clean up after themselves; and menus are posted.
Retail stores are those businesses whose primary activities
involve the display and retail sales and/or rental of goods and products
to the general public for personal or household consumption and rendering
services incidental to the sale of such goods. This term shall not
include adult-related facilities, as defined herein.
An establishment where horses are kept for riding, driving
or are stabled for compensation as part of a club, association, ranch
or similar establishment.
A strip of land acquired by reservation, dedication, prescription,
purchase or condemnation and intended to be occupied by a street,
trail, accessway, waterline, sanitary sewer, and/or or other public
utilities or facilities.
A sign erected and maintained up on or above the roof of
any building, except for a parapet sign.
The surface water discharge or rate of discharge of a given
watershed after a fall of rain, snow or other form of precipitation
not entering the soil but that runs off the surface of the land.
A principal use in which supervised education or instruction
is offered according to the following categories:
PRIVATE SCHOOLA school that may offer a wide range of education or instructional activities (excluding vocational-mechanical trade schools as defined below) that may, or may not, be operated as a gainful business by some person or organization other than the public-school district.
PUBLIC SCHOOLA school licensed by the Department of Education for the purpose of providing elementary, secondary, and adult education, and operated by the school district.
VOCATIONAL-MECHANICAL TRADE SCHOOLA school that may, or may not, be operated as a gainful business that principally offers training in any of the following occupations: truck driving; engine repairs; building construction and general contracting; woodworking; masonry; plumbing; electrical contracting; and other similar trades.
Permanent single-family detached dwellings or mobile homes
utilized periodically during the year. Such use may include occupancy
during hunting or fishing seasons, vacations, weekends and other similar
periodic visits. Such use may not include occupancy for more than
90 consecutive days.
A building or group of buildings consisting of individual,
self-contained units leased to individuals, organizations or businesses
for self-service storage of personal property.
Joint use of a parking area to serve more than one use or
to be used by one or more owners or properties.
One store containing more than 20,000 square feet of gross
floor area, or two or more stores which are designed to function as
a unit, with shared vehicular access, off-street parking and signage
and with entrances to the store(s) generally accessed from the outside.
A cohesive unit of stores within a single building measuring
at least 20,000 square feet of gross floor area, with entrances to
the stores generally accessed from an enclosed corridor.
An ornamental plant with woody stems that is at least two
gallons at planting.
Any permanent or temporary structure or part thereof or any
device attached, painted or represented, directly or indirectly, on
a support structure or other surface that displays or includes any
letter, word, insignia, flag or representation used as or which is
in the nature of an advertisement, announcement, visual communication,
direction or which is designed to attract the eye or bring the subject
to the attention of the public.
The area of the sign face. All visible faces of a multifaced
sign shall be counted separately and totaled together in calculating
sign area.
The surface area of a sign where advertising copy is displayed.
A special effect that lights a background, such as a wall,
and causes the object in front to appear as a silhouette.
A wind-energy-conversion system limited to generation of
not more than 20 kW, consisting of a wind turbine, a tower, and associated
control or conversion electronics.
The burial of nonhazardous and nonmedical residential, industrial,
institutional, commercial, or farm waste in an area specifically permitted
by the Pennsylvania State Department of Environmental Protection.
Overburden and rejected material removed during surface noncoal
mining operations.
The overburden and rejected material piled or deposited in
surface mining.
A structure used for the shelter or care of horses, cattle
or other large animals.
Land whose slope is 25% or more.
That portion of a building between the surface of any floor
and the ceiling next above. A basement shall be counted as a story
if its ceiling is over six feet above the average level of the finished
ground surface adjacent to the exterior walls of such story.
HALF STORYA partial story situated under a roof. The wall plate on at least two opposite exterior walls shall not be more than four feet above the floor of such story.
FIRST STORYThe lowest story or the ground story of a building. The floor shall not be more than one foot below the average ground level at the exterior building walls. The basement or cellar shall not be considered the first story.
A public or dedicated right-of-way 33 feet or more in width,
or a private right-of-way or easement, or a proposed right-of-way,
widening or extension of an existing street or public way on any approved
plan, 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.
CARTWAY, STREETThe surface of a street, access drive or alley available for vehicular traffic.
CENTER LINE, STREETA line midway between and parallel to the two street or road property lines, or as otherwise defined by the governing body.
ARTERIALA major street with fast or heavy traffic on considerable continuity used primarily as a traffic artery connecting two or more neighborhoods or areas. Primary arterial streets extend through the entire urban area while secondary arterial streets extend through only a portion of the area.
COLLECTORA major street which carries traffic from local streets to arterial streets.
LOCALAll streets not qualifying as arterial or collector streets or alley, as defined herein, are considered local streets.
INTERNAL MARGINAL ACCESSAny type of street or driveway, public or private, that provides a means of conveyance for automobiles into and through the site. An internal marginal access street typically has all the components of a public street, such as lane markings, turn lanes, shoulders, etc.
INTERSTATE HIGHWAYAn arterial highway meeting the federal functional classification of interstate highway.
LINE, STREETThe dividing line between a street and the lot, including the right-of-way line and the front lot line.
RIGHT-OF-WAY, STREETA corridor of land set aside for use, in whole or in part, by a street.
Any man-made object having an ascertainable stationary location
on or in land or water, whether or not affixed to the land. This definition
is intended to include all man-made objects, and specifically includes
buildings, towers, cranes, smokestacks, pavement, satellite dishes,
paved parking areas, bridges, runways, taxiways, earth formations
and overhead transmission lines, and all other man-made objects.
ALTERATION STRUCTUREAs applied to a structure, a change or rearrangement in the structural parts, including supporting members such as bearing walls, columns, beams or girders; or an enlargement, whether by extending on a side or by increasing in height; or the relocation of a structure or building onto or within a lot.
PRINCIPAL STRUCTUREA structure where the principal use is conducted on the lot where the structure is located.
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 devices, transfer of ownership, or building
or lot development.
Any modification, alteration, reconstruction or improvement
of any kind to an existing structure or building to an extent or amount
of 50% or more of its market value either: a) before the improvement,
modification, or repair is started; or b) if the structure or building
has been damaged and is being restored, before the damage occurred.
Where, in the judgment of the Municipal Engineer, at least
90% (based on the cost of the required improvements for which financial
security was posted pursuant to the MPC) of those improvements required
as a condition for final approval have been completed in accordance
with the approved plan, so that the project will be able to be used,
occupied or operated for its intended use.
A retail store selling a complete assortment of food and
food preparation materials, household items and other retail items.
Sale of additional products, when clearly incidental and subordinate
to the retailing of food and beverages, may include housewares, periodicals,
tobacco and both prescription and nonprescription drugs. Supermarkets
contain a more complete line of food products and have a minimum of
5,000 square feet of gross floor area.
A material such as cement, concrete, bituminous concrete,
brick, paving block, or other similar material not easily deformed
or scattered.
With regard to a wind energy system, the tower height plus
the blade length.
A business providing permanent tattoo, body art, makeup,
and/or body piercing services.
An establishment which serves primarily alcoholic beverages
for mostly on-premises consumption and which is licensed by the Pennsylvania
Liquor Control Board. Taverns may also serve food.
A telecommunication facility consists of equipment, buildings,
and structures involved in transmitting and receiving electromagnetic
waves.
Building in which electronic receiving and relay equipment
for a telecommunication tower is housed.
A sign intended for a limited period of display, no longer
than 60 days per calendar year.
A person who has the use, either by himself/herself or with
others, of a dwelling unit or a business unit owned by a person other
than himself/herself for a period exceeding 30 days.
The use of land and structures containing an assembly hall
and studios with or without stage, equipped with curtains and permanent
stage scenery or with mechanical equipment adaptable, but not limited
to, the showing of plays, operas, performances, spectacles and similar
forms of live or audiovisual entertainment, and for instruction in
the performing arts.
Any ground-mounted structure designed and constructed primarily
for the purpose of supporting one or more antennas for telephone,
radio and similar communication purposes, including self-supporting
lattice towers, guyed towers, or monopole towers. The term includes
radio and television transmission towers, microwave towers, common-carrier
towers, cellular telephone towers, alternative tower structures and
the like. The term includes the structure and any support thereto.
Not included are towers and supportive structures on residential dwellings
for private noncommercial amateur purposes, including, but not limited
to, ham radios and citizen band radios.
With regard to a wind energy system, the height above grade
of the fixed portion of the tower, excluding the wind turbine itself.
A portable, vehicular structure built on a chassis and designated
for travel, recreation or hauling.
The conveyance of development rights, within and among areas
specifically designated by the municipal governing body, by deed,
easement or other legal instrument authorized by local law, to another
parcel of land, within and among areas specifically designated by
the municipal governing body, and the recordation of that conveyance
among the land records of the municipality and the county.
A legal covenant that protects the subject land in perpetuity
from development beyond any development rights expressly reserved.
The area, specifically designated by the municipal governing
body, within which development rights transferred from a transfer
of development rights sending area can be used.
The area, specifically designated by the municipal governing
body, from which TDRs can be transferred.
Any property used for the origin and/or destination point
of short- and long-distance hauling for the purpose of storing, transferring,
loading and unloading, in addition to truck parking. This use would
include solid waste disposal vehicles, tank trucks, and livestock
trucks.
The parts of the wind energy system including the blades,
generator and tail.
A sign suspended beneath a canopy, ceiling, roof or marquee.
A tree, either single-stemmed or multistemmed, which has
a caliper of at least 1 1/2 inches at planting and is of a species
which, at maturity, can be expected to reach a height of at least
10 feet.
Any purpose for which a lot, building or structure is designed,
arranged or intended to be used, occupied or maintained.
USE, ACCESSORYA secondary use customarily incidental and subordinate to the primary use of the land or its structures, and located on the same lot with such primary use, unless specifically permitted elsewhere by this chapter.
USE, CHANGE OFAny change of use of land or of a building from that of one zoning district classification to another, as defined by this chapter.
USE, CONDITIONALA use conditionally permitted in a zoning district based on the location of the use within the zoning district and upon compliance with specific conditions and criteria. Conditional uses are approved by the municipal governing body. The governing body may attach such reasonable conditions and safeguards, in addition to those expressed in this chapter, necessary to implement the purposes of this chapter.
USE, NONCONFORMINGSee "nonconforming use."
USE, PRIMARYThe principal use of a lot, building or structure.
USE, PRINCIPALThe primary reason for the structure or activities on the lot. In any residential district, there shall be no more than one principal use on each lot unless it is possible to show the use can meet all requirements of this chapter and a subdivision ordinance to establish each use on a separate, conforming lot.
USE, SPECIAL EXCEPTIONAn exceptional use permitted in an approved zoning district once specific criteria are been met. Special exceptions are approved by the Zoning Hearing Board. The Zoning Hearing Board may attach such reasonable conditions and safeguards necessary to implement the purposes of this chapter.
USE, TEMPORARYA use permitted for a fixed period of time, with the obligation and intent to discontinue the use at the end of such time. Such uses do not involve the construction or alteration of any permanent structure.
An area of land granted or set apart by the owner for the
purpose of installation of public utilities, including but not limited
to sanitary sewer, waterlines, gas lines, electric lines, telephone
lines, television cables, or storm sewers, whether or not shown on
an approved plan.
Relief granted pursuant to the provisions of the MPC.
A vehicular access point approved by either the state or
local government with a permit.
A building used primarily for the treatment, by a veterinarian,
of small domestic animals such as dogs, cats, rabbits and birds or
fowl. No outdoor boarding of animals is permitted.
The use of the land, building and structure or part thereof
open to the general public and designed for the dissemination of information.
Such information may include, but shall not be limited to, exhibits,
maps, brochures, pamphlets and similar items.
A person of his/her own free will, without monetary compensation,
providing services for clients.
A sign which is attached directly to or painted upon a building
wall and which does not extend more than 12 inches from the building
or extend above the roofline. Lettering, logos or figures affixed
to or painted directly on a wall which is not part of a building shall
have separate requirements from that of signs affixed or painted upon
a building wall.
Distribution facilities for handling goods with or without
maintenance facilities.
MINI WAREHOUSEA structure containing separate storage spaces of varying sizes leased on an individual basis (see "self-storage facility").
CLUBS, WHOLESALEEstablishments engaged in selling of merchandise at reduced or "wholesale" prices to its club members only.
SALES, WHOLESALEEstablishment engaged in selling merchandise to retailers, to industrial, commercial, institutional or professional business users, or to other wholesalers; or acting as agents or brokers and buying merchandise for or selling merchandise to such individuals or companies.
A wind-energy-conversion system consisting of a wind turbine,
a tower, and associated control or conversion electronics.
With regard to a wind energy system, the structure on which
the wind system is mounted.
A sign which is affixed to or painted on the inside or outside
of any window or door window with the intent of viewing from the outside
of such building.
An open space of uniform width located on the same lot with
a building or group of buildings between the building or outer building
of a group and the nearest lot or street line, unoccupied and unobstructed
from the ground upward, except as provided in this chapter.
BUFFER YARDA yard covered with vegetation designed to provide an area of separation between different zoning districts or uses.
FRONT YARDAn area defined by the front property line and a line parallel to the front property line intersecting the side property lines. The distance separating these lines is called the "front yard," and the depth is specified by the regulations for each zoning district.
REAR YARDAn area defined by the rear property line and a line parallel to the rear property line intersecting the side property lines. The distance separating these lines is called the "rear yard," and the depth is specified in the regulations for each zoning district.
SIDE YARDAn area defined by the side property line and a line parallel to the side property line intersecting the front and rear property lines. The distance separating these lines is called the "side yard," and the depth is specified in the regulations for each zoning district.
SETBACK AREA, YARDAn area bounded by a lot line and a line drawn parallel to the lot line at a distance specified in the chapter for front, side or rear yard setbacks.
The municipal maps setting forth the boundaries of the zoning
and overlay districts of this chapter and adopted by the municipal
governing body.
All land and watercourses located within designated zoning
boundaries on the municipal Zoning Map; a zoning district.
A person retained by the municipality to enforce the regulations
of the Zoning Ordinance, with power to issue permits, to halt illegal
construction, and to interpret literally the meaning of the various
sections of the Zoning Ordinance, subject to appeal to the Zoning
Hearing Board.
