[Ord. 146, 1/10/2008]
For the purpose of this chapter, the terms and words used herein
shall be interpreted as follows:
A.Â
Words used in the present tense shall include the future.
B.Â
Words used in the singular shall include the plural.
C.Â
The word "person" includes a corporation as well as an individual,
or an association of individuals.
D.Â
The word "lot" includes the words "plot" or "parcel."
E.Â
The words "shall" and "will" are always mandatory.
F.Â
The term "may" is always permissive.
G.Â
The words "used" or "occupied" as applied to any land or buildings
shall be construed to include the words "intended, arranged or designated
to be used or occupied."
[Ord. 146, 1/10/2008; as amended by Ord. 154, 9/1/2009, §§ 1,
2; by Ord. 158, 4/6/2010, §§ 1, 29; by Ord. 170, 6/5/2012,
§ 1; and by Ord. 173, 8/5/2014, §§ 1, 5,
6]
For purposes of this chapter, the following words and terms shall have the meanings set forth below unless otherwise expressly stated. Any terms or words not defined herein shall be interpreted consistent with the definitions and meanings referenced in § 27-202 of the Subdivision and Land Development Ordinance [Chapter 22].
A detached, subordinate structure, the use of which is clearly
incidental to that of the principal structure or principal use of
the land and which is located on the same lot as occupied by the principal
structure or use.
A use on the same lot with, and of a nature customarily incidental
and subordinate to the principal use.
An adult arcade, adult bookstore, adult novelty store, adult video store, adult cabaret, adult motion picture theater, adult theater, escort agency, nude model studio, sexual encounter, tattoo parlor or body piercing establishment as defined in the Township Adult Oriented Businesses Ordinance, [Chapter 13, Part 2].
The science and art of farming, the work of cultivating the
soil, producing crops and livestock.
An enterprise that is actively engaged in the 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. Further, the keeping of horses shall be considered agricultural
operations.
[Amended by Ord. No. 184, 10/2/2018]
Any building or part thereof designed and used for the operation
and/or maintenance of aircraft.
As applied to a building or structure, means a change or
rearrangement in the structural parts or in the existing facilities,
or an enlargement, whether by extending on a side or by increasing
height, or the moving from one location or position to another.
A facility that is designed and operated as an amusement center equipped with any combination of five or more mechanical and/or electronic amusement devices, either as the sole use or in combination with other business activity, and which contains no form of slot machine, gambling or wagering. An amusement arcade is permitted as part of a restaurant; all other types of amusement arcades shall be considered a use not expressly listed as a permitted use or a conditional use in any zoning district and subject to the requirements of § 27-1559 of this chapter, unless otherwise specifically provided in this chapter.
An establishment owned and operated by a veterinary medical
doctor(s) certified in the Commonwealth of Pennsylvania for the medical
or surgical treatment of domestic, agricultural or zoological animals
and which may include the boarding of such animals limited to short-term
care incidental to the animal hospital use. This use shall be conducted
wholly within an enclosed building and no such use shall be located
closer than 150 linear feet to a residential zoning district boundary
line.
An animal hospital limited to 5,000 square feet.
A separate building containing a designated number of dwelling
units having common corridors and stairways and having shared exit
and entrance facilities. An apartment shall be considered a multi-family
dwelling.
A landowner or developer, as hereinafter defined, who has
filed an application for development including his heirs, successors,
assigns or agents.
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 zoning
permit, conditional use, for the approval of a subdivision plat or
plan and/or for the approval of a development plan.
Any premises used for major automotive and vehicle repairs
such as spray painting; body, fender, clutch; transmission, differential,
axle, spring, and frame repairs; major overhauling of engines requiring
removal therefrom of cylinder head of crankcase pan; repairs of radiator
requiring removal thereof; or complete recapping or retreading of
tires.
A retail establishment which includes an open area, other
than a street, for the display and sale or rental of new or used automobiles
and light duty trucks and one or more buildings which contain offices
and showrooms. Automobile sales and service may also include an area
within a completely enclosed building where reconditioning, preparation,
accessory installation, repairs and/or servicing of vehicles is performed
or administration of such activities are performed.
See "junkyard."
An establishment that is rented by individuals or groups to accommodate private functions for meetings, banquets, weddings, anniversaries and similar celebrations. A banquet facility is permitted as part of a restaurant; all other types of banquet facilities shall be considered a use not expressly listed as a permitted use or a conditional use is any zoning district and subject to the requirements of § 27-1559 of this chapter, unless otherwise specifically provided in this chapter.
That portion of a building that is partly or completely below
ground or the adjacent ground level of the lot.
A detached dwelling which is the principal residence of the
operator where no more than four sleeping rooms are offered to transient
overnight guests on a limited basis for compensation, and where the
only meal served and included with the overnight accommodations is
breakfast. This shall not include a group residence, hotel, hospital,
institutional facility or motel.
See definition of "billboard" under "sign."
The Board of Supervisors of Frazer Township, Allegheny County,
Pennsylvania.
A landscaped area of a certain depth specified by this chapter
which shall be planted and maintained in trees, grass, ground cover,
shrubs, bushes or other natural landscaping material and shall consist
of a mix of types and sizes of plant material in accordance with the
requirements of this chapter.
Any structure occupied or intended for supporting or sheltering
any occupancy.
The total area of the greatest outside dimensions, on a horizontal
plane, of a building or structure.
The vertical distance from the average elevation at finished
grade level to the highest point of the roof.
Same as "building setback line."
Same as "front building setback line."
Same as "principal building."
A line parallel to a lot line, defining the yard required
by this chapter.
The building setback line that is parallel to the front lot
line, located at a distance equal to the front yard required by this
chapter.
The building setback line that is parallel to the rear lot
line, located at a distance equal to the rear yard required by this
chapter.
The building setback line that is parallel to the side lot
line, located at a distance equal to the side yard required by this
chapter.
A development on a tract of land or contiguous tracts of
land containing multiple separate buildings for individual office
and/or industrial uses, and including accessory and supporting uses
and open space all designed, planned, constructed, managed and maintained
on an integrated and coordinated basis.
Establishments engaged in rendering services to businesses
and offices on a fee or contract basis including, but not limited
to, advertising and mailing; data processing; secretarial; financial;
photocopying; quick printing and fax; office supplies; building maintenance;
equipment servicing, rental, leasing and sales; employment service;
management and consulting services; and other similar business services.
A parcel or tract of land which is designed, maintained,
intended and used for the purpose of providing sites for nonpermanent
overnight use by four or more camping units, and which shall include
pavilions and similar related facilities for outdoor picnics. A mobile
home park and outdoor storage shall not be considered a campground.
A structure or vehicle that is used as a temporary living
quarters or shelter during periods of recreation, vacation, leisure
time, or travel which includes a tent, tent trailer, travel trailer,
camping trailer, pick-up camper, motor homes or any other similar
structure or recreational vehicle as may be developed, marketed and
sold by the camping trade for such temporary use. A dwelling unit
and a dwelling shall not be considered a camping unit.
An area of land and/or a structure with machine- or hand-operated
facilities used principally for the interior and/or exterior cleaning,
washing, polishing, or waxing of motor vehicles and whereas no repairs
or sales of petroleum fuel or lubricants are performed.
A building and adjacent loading area where cargo is stored
and where commercial vehicles load and unload cargo on a regular basis,
which may include facilities for maintenance, fueling, storage or
dispatching of vehicles.
An open space for the storage of one or more vehicles in
the same manner as a private garage, which may be covered by a roof
supported by columns or posts except that one or more walls may be
the walls of the main building to which the carport is an accessory
building or extension.
That portion of the street right-of-way surfaced for vehicular
use, excluding shoulders and berms.
See "basement."
A burial place, or ground for human remains, including graveyards,
mausoleums, crematories and columbariums which adjoin places of worship.
A facility where child care is provided for four, five or
six children under the age of 16, who are not relatives of the operator,
at any one time for part of a twenty-four-hour day and which is licensed
by the Department of Public Welfare as a "child day care home." Day
care for fewer than four children shall be permitted as a no-impact
home-based business.
See "place of worship."
An area of unobstructed vision at the intersection of two
or more streets, access drives or alleys. The triangle shall be measured
100 feet from the intersection of the center line, unless otherwise
determined by the Township Engineer based on sound and accepted engineering
practices on a case-by-case basis.
See definition under "forestry."
A building owned by a homeowners association or condominium
association and located within a specific planned residential development
or residential development plan that is used exclusively by the residents
of the planned residential development or development plan for social
or recreational activities. A clubhouse may include a swimming pool.
Engaging in a business, enterprise, activity or other undertaking
for consideration.
An establishment that provides nonacademic training, vocational
or trade educational courses and/or programs.
A use that is commercial.
A parcel or parcels of land or an area of water or a combination
of land and water within a land development designed and intended
for the use or enjoyment of the residents of the development, not
including streets and off-street parking areas.
The Commonwealth of Pennsylvania, including departments and
agencies thereto.
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 licensed by the Federal
Communications Commission ("FCC") to operate such device. This definition
includes free standing antenna, antenna mounted on communications
towers ("tower-mounted communication antenna") and antenna mounted
on buildings ("building-mounted communication antenna.") This definition
does not include satellite dishes, television antennas or amateur
radio equipment (including ham or citizen band radio antennas) mounted
on private residence and accessory to the residential use of a dwelling.
Any unmanned building, court or other enclosure containing
equipment or control devices for the operation of communication antennas.
A structure, other than a building, such as a monopole, self-supporting
or guyed tower, designed and used to hold and facilitate the operation
of communications antennas. A communications tower shall include the
appurtenant tower-mounted communication antennas and communications
equipment building.
The vertical distance measured from the ground level to the
highest point on a communications tower, including any communications
antenna mounted on the tower.
A sewage disposal system, other than a public sewer system,
which provides sewage disposal for two or more units of occupancy
which shall comply with all applicable regulations of the DEP or other
regulatory agency.
The Comprehensive Plan of Frazer Township, as amended.
An authorized use which may be granted only by the Board
of Supervisors pursuant to express standards and criteria prescribed
in this chapter, after review and recommendations by the Township
Planning Commission and a public hearing conducted by the Board of
Supervisors pursuant to public notice.
A multi-family residential building where each dwelling unit
in the building is individually owned and the owner of each unit has
an undivided interest in the common areas and facilities of the building
and surrounding grounds.
An agreement or correspondence between matters being compared
which denotes a reasonable, rational, similar connection or relationship.
The erection, renovation, repair, extension, expansion, alteration
or relocation of a building, structure or site improvements including
the placement of mobile homes.
A portion of a lot or parcel upon which a construction contractor
maintains its principal office or a permanent business office along
with a screened area for the storage of construction equipment and
other materials customarily used in the trade carried on by the construction
contractor.
Any retail establishment having less than 5,000 square feet
of gross floor area and offering for sale prepackaged food products,
household items, newspapers and magazines, and sandwiches and other
freshly prepared foods, such as salads, for off-site consumption.
A facility used for corporate or professional meetings, seminars
and/or employee training, but which may include supporting dining
and lodging facilities and related recreation facilities as accessory
uses.
The remodeling of a single-family dwelling unit into two
or more separate living units, exclusive of basement and/or cellar
dwellings; and a minimum of one off-street parking space per living
unit.
Any public or privately-operated facility housing persons
awaiting trial or persons serving a sentence after being found guilty
of a criminal offense including, but not limited to, jails, prisons,
halfway houses, juvenile detention centers or other facilities where
individuals are incarcerated or otherwise required to reside pursuant
to court order under the supervision of paid staff and personnel.
A recreational facility operated by a public or private entity
which has, as its principal use, facilities for playing golf and which
may include one or more of the following accessory uses: a clubhouse
and/or restaurant, locker rooms, pro shop, swimming pool, facilities
for racquet sports.
Allegheny County, situated in the Commonwealth of Pennsylvania,
and any departments and agencies thereof.
The Allegheny County Department of Economic Development or
any agency successor thereto.
A facility, other than a residential dwelling unit, where
day care for the elderly or child care and educational instructions
are provided for seven or more children under the age of 16 or any
number of elderly persons, who are not relatives of the operator,
at any one time for part of a twenty-four-hour day and which is licensed
by the Department of Public Welfare as a "day-care center." Day care
for fewer than four children shall be permitted as a no-impact home-based
business.
Final adjudication of any board or other body granted jurisdiction
under any land use ordinance or the MPC to do so, either by reason
of the grant of exclusive jurisdiction or by reason of appeals from
determinations. All decisions shall be appealable to the Court of
Common Pleas of Allegheny County.
A measure of the number of dwelling units which occupy, or
may occupy, an area of land.
The Department of Environmental Protection of the Commonwealth
of Pennsylvania or any agency successor thereto.
The Department of Public Welfare of the Commonwealth of Pennsylvania
or any agency successor thereto.
The Department of Transportation of the Commonwealth of Pennsylvania
or any agency successor thereto.
Any landowner, agent of such landowner or tenant with the
permission of such landowner, who makes or causes to be made a subdivision
of land or a land development; a subdivider.
The provisions for development, including a planned residential
development, a land 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" shall mean the written and graphic materials
referred to in this definition.
Where the provisions of this chapter require the filing of
a development plan, such a plan shall encompass a proposed land development
and/or development of property, which in addition to a plat of subdivision
(if required by the Township) includes:
All covenants relating to the use of the land.
A topographic and boundary survey of the lot or parcel.
The proposed use, location and bulk of buildings and other structures.
The intensity of use or density of development.
Vegetation, drainage, roadways, wetlands and waterways, streets,
ways, roads and parking facilities.
Pedestrian circulation routes, common open space and public
facilities.
The outside bark diameter at breast height 4.5 feet (1.37m)
above the forest floor on the uphill side of the tree.
Animals, reptiles, fish and/or fowl normally permitted in
a house and kept for company or pleasure, such as dogs, cats, hamsters,
gerbils, canaries, parakeets and similar animals or fowl, but not
including any animal, reptile, fish and/or fowl normally found on
a farm or any other animal, reptile, fish and/or fowl normally found
in a zoo. Domestic pets shall not include a sufficient number of dogs,
cats and/or any other domestic pet that is permitted to roam freely
in a dwelling to constitute a kennel, as defined by this chapter.
Any member of the swine, sheep, poultry, bovine or equidae family
of quadrupeds, or reptiles having a venomous or constrictor nature
shall not constitute a domestic pet under any provision of this chapter.
Any portion of a building or structure from which business
is transacted or is capable of being transacted, directly with customers
located in a motor vehicle during such business transactions.
A private drive providing access between a public or private
street or access drive and a parking area for a single-family residential
dwelling unit and/or a lot utilized for a single-family dwelling,
which shall comply in all respects with this chapter and any other
chapter or Township ordinance regulating the placement and/or construction
of driveways.
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 by way of limitation, solvents
of the petroleum distillate type, and/or the chlorinated hydrocarbon
type, and the processes incidental thereto.
Same as "two-family dwelling."
A building, portion thereof, or other structure used primarily
for human habitation (whether permanent or seasonal), providing complete
housekeeping facilities for a single family and which includes exclusive
sleeping, cooking, eating and sanitation facilities and a separate
entrance for each unit. Buildings with more than one set of cooking
facilities are considered to contain multiple dwelling units unless
the additional cooking facilities are clearly accessory, such as an
outdoor grill. The word "dwelling" shall not include hotels, motels,
fraternity or sorority houses, group residences, institutional facilities,
nursing home or similar uses for group residence. Dwelling types shall
include the following:
SINGLE-FAMILY DWELLINGA detached residential building which is the only principal structure on the lot, designed exclusively for occupancy by one family, as defined herein, and containing one dwelling unit.
TWO-FAMILY DWELLINGA residential building which is the only principal building on the lot, designed exclusively for occupancy by two families living independently of each other; and containing two dwelling units, each with a separate entrance directly to the outside, including double houses and duplexes.
MULTI-FAMILY DWELLINGA building containing three or more dwelling units, including units that are located one over the other and/or side by side, but each an independent dwelling relative to utilities, facilities and access. This definition shall include apartments.
QUADPLEXA detached residential building divided by two common party walls into four distinct and separate dwelling units where each dwelling unit has direct access to the outdoors.
TOWNHOUSEA residential building consisting of a series of at least three, but not more than six dwelling units attached to each other by continuous vertical walls without opening from basement to roof, with each dwelling unit having separate access to the outdoors not shared with the access of other dwelling units, and with each dwelling unit located or capable of being located on a separate lot.
One or more rooms for living purposes, together with separate
cooking and sanitary facilities, which is accessible from the outdoors,
either directly or through an entrance hall shared with other dwelling
units, and is used or is intended to be used by one family.
Grant by a property owner for the use, for a specific purpose
or purposes, of a strip of land by the general public, a corporation
or a certain person or persons.
Includes built, constructed, reconstructed, moved upon or
any physical operations on the land required for the building. Excavation,
fill, drainage and the like shall be considered part of the erection.
A professional engineer licensed as such in the Commonwealth
of Pennsylvania.
The provisions of distribution systems by public utilities
regulated by the Pennsylvania Public Utilities Commission (PUC), municipal
authorities, Township or other government agencies of underground
or overhead water, sanitary or storm sewers, gas, electrical, telephone,
pipes, conduits, cables, towers, fire alarm boxes, traffic signals,
hydrants and similar equipment and accessories in connection therewith
and where reasonably necessary for the furnishing of adequate services
by such public utilities regulated by the PUC, municipal authorities,
Township or other governmental agencies for the public health, safety
or general welfare. Essential services do not include communications
antennas, communications equipment buildings, communications towers,
windmills and windmill farms.
An individual, or two or more persons related by blood or
marriage or adoption, living together in a dwelling unit; or a group
of not more than three persons who need not be related by blood or
marriage or adoption, living together as a single housekeeping unit
in a dwelling unit, and sharing common facilities as considered reasonably
appropriate for a family related by blood, marriage or adoption; provided,
however, that "family" shall not include boarding homes, nursing or
convalescent homes, institutional facilities, group residences, dormitories,
fraternity houses, sorority houses, or similar uses.
A bank, savings and loan association and other similar institution
that lends money or is engaged in a finance-related business.
An indoor facility for personal exercise and physical conditioning,
which includes uses such as sports courts, exercise equipment, and/or
locker rooms, that may or may not include a jacuzzi and/or sauna and
retail shops as accessory uses. This use may be referred to as a "health
club."
[Added by Ord. 180, 10/4/2016]
A building or buildings that can be divided for use by one
tenant or multiple tenants primarily for office, light manufacturing,
pilot manufacturing, research and development, warehouse and associated
administrative space.
The management of forests and timberlands when practiced
in accordance with accepted silvicultural principles, through developing,
cultivating, harvesting, transporting and selling trees for commercial
purposes which does not involve any land development.
A forestry harvesting and regeneration technique that removes
all the trees, regardless of size, in an area in one operation.
A forestry harvesting and regeneration technique in which
specific trees are removed according to their size and specie.
See "yard, front."
The length of a property line bordering a street that is
open to vehicular traffic.
The retail sale of motor vehicle fuel, including gasoline,
diesel, and compressed natural gas.
A building used for the embalming of the deceased prior to
burial, but not including cremation, and for the viewing of the deceased
and ceremonies connected therewith before burial or cremation.
An establishment in which legal betting activities, parimutuel wagering activities, gambling activities and the playing of games of chance or mixed chance and skill are conducted and/or permitted under the laws of the United States of America and the Commonwealth of Pennsylvania including, but not limited to, any establishment, business and/or facility regulated and/or licensed by the Pennsylvania State Harness Racing Commission, and the Pennsylvania Gaming Control Board under the Pennsylvania Race Horse Industry Reform Act, 4 P.S. § 325.11 et seq., as amended, and the Pennsylvania Race Horse Development and Gaming Act, 4 Pa.C.S.A. § 1101 et seq., as amended. This definition shall include an off-track betting facility as defined herein. For purposes of this chapter, a gaming enterprise shall be considered a use not expressly listed as a permitted conditional use in any zoning district and, therefore, subject to the requirements of § 27-1559 of this chapter.
An accessory building or a portion of the principal building,
enclosed or covered space for the storage of one or more motor vehicles
and personal property of the occupants of the principal building.
A building or structure where motor vehicles can be temporarily
stored or parked for remuneration, but not including the storage of
vehicles waiting repair, or dismantled or junk vehicles.
The completed surfaces of lots, walks, streets and roads
brought to grades as shown on official plans or designs related thereto.
The sum of the gross horizontal area of several floors of
a principal building or buildings located on the same lot. All dimensions
shall be measured between exterior faces of walls.
The enclosed building area of a shopping center exclusive
of all common areas such as enclosed pedestrian walks, walkways, hallways,
public restrooms, open-area garden facilities, maintenance rooms,
utility rooms and other areas of like and similar nature.
The numerical value obtained by dividing the total number
of dwelling units in a development by the gross area of the tract
of land (in acres) within a development. This would include all nonresidential
land uses and streets and right-of-way of the development; the result
being the number of dwelling units per gross acre of land. When calculating
gross residential density, a fractional unit of 1/2 or more shall
be considered an entire unit, while a fractional unit of less than
1/2 shall be disregarded.
A dwelling unit in a residential area where room and board
are provided to six or fewer unrelated persons of any age who are
permanent residents, who are mentally or physically handicapped and
who are in need of supervision and specialized services, including
necessary staff who may or may not reside in the dwelling and who
provide health, social and/or rehabilitative services to the residents;
such services being provided by a governmental agency, its licensed
or certified agents or any other responsible nonprofit corporation
meeting the minimum requirements of the sponsoring agency. This category
shall not include facilities operated by or under the jurisdiction
of any government bureau of corrections or similar institution.
The cleaning of underbrush from a well-treed area.
The mechanical or chemical transformation of raw materials
or substances into new products or other raw materials or any manufacturing
process not included in the definition of "light manufacturing."
The cultivation of herbs, fruits, flowers or vegetables on
a piece of ground adjoining the dwelling, excluding the keeping of
livestock.
Same as "no-impact home-based business."
An establishment that provides diagnostic health services
and extensive medical, surgical and/or psychiatric services and/or
treatment either through inpatient care or on an emergency outpatient
basis.
An establishment which provides transient lodging accommodations
to the general public in sleeping units which each have independent
access to a common interior corridor and which may provide such additional
supporting services as restaurants, meeting and banquet rooms, recreation
facilities and living quarters for a resident manager or proprietor.
Signs which are illuminated by electrical, mechanical or
other means as well as those using luminous paint or reflectorized
glass to reflect light.
Any material that prevents absorption of stormwater into
the ground.
An establishment or part thereof which may be used to test
concepts and ideas and determine physical layouts, material flows
and processes, types of equipment required, costs and other information
necessary prior to undertaking full-scale production, and which may
include the conduct of small-scale product runs under simulated production
conditions.
The manufacturing, compounding, assembling, processing, packaging
or treatment of raw material or other products.
An establishment including, but not limited to, an assisted
living facility, independent living facility and personal care home,
that provides room and board to persons who are residents by virtue
of receiving specialized services limited to health, social and/or
rehabilitative services provided by governmental agencies, their licensed
or certified agents or any responsible nonprofit corporation meeting
the minimum requirements of the sponsoring agency. Supervision shall
be provided by responsible adults whose number shall be determined
and certified by the sponsoring agency; however, no less than one
responsible adult shall always be in the actual facility on a twenty-four-hour
basis. The number of residents shall not exceed 14 persons, excluding
supervisory adults and the children of supervisory adults. This category
shall not include correctional facilities or other facilities operated
by or under the jurisdiction of any government bureau of corrections
or similar institution.
Any discarded material, articles or things including, but
not limited to, scrap, copper, brass, rope, rags, batteries, paper,
trash, rubber debris, water, iron, steel and other old or scrap ferrous
or nonferrous material. Any wrecked, ruined, dismantled, abandoned,
nonoperable, disabled or junked motor vehicles or parts thereof, or
motor vehicles no longer used as such.
Any vehicle which is without a currently valid license plate
or State registration and is in a rusted, wrecked, discharged, dismantled,
partly dismantled, inoperative, or abandoned condition, or for which
the certificate of title has been returned to the Pennsylvania Department
of Transportation in accordance with the provisions of the State Vehicle
Code, or which by its appearance is unsightly and not in repairable
condition, or which has been declared abandoned according to provisions
of Township ordinances or the State Vehicle Code. Where a certificate
of junk has been issued by the Pennsylvania Department of Transportation,
such certificate shall be conclusive evidence that the subject vehicle
is a junk vehicle; however, where no such certificate has been issued
or applied for, the failure to have the vehicle licensed shall be
prima facie evidence that the subject vehicle is a junk vehicle. Also
included in this definition is any trailer, semi-trailer or any other
article which would be classified as a vehicle, as well as any disabled,
abandoned, nonoperable, nonregistered, wrecked, ruined or dismantled
motor vehicle.
Any yard, lot or place covered or uncovered, outdoors or
in an enclosed building, containing junk as defined herein, upon which
occurs one or more acts or buying, keeping, storing, accumulating,
dismantling, processing, recycling, salvaging, selling, or offering
for sale, any such junk, in whole units or by parts, or any premises
used for the storage of junk vehicles. This definition shall not include
a transfer station, licensed or permitted by the Commonwealth of Pennsylvania,
or a recycling center, licensed or permitted by Frazer Township. In
no district shall this use be considered to be accessory or incidental
to another use.
An establishment where 10 or more domestic pets that are
six months or older are kept, bred, trained or boarded at any one
time, whether for profit or not. A kennel is not a no-impact home-based
business and is not an accessory use to a residential dwelling unless
specifically permitted by this chapter.
A building or portion of a building in which is located facilities
for scientific or technical research, investigation, testing, experimentation,
or observation but not facilities for the manufacture or sale of products,
except as incidental to the main purpose of the laboratory. A laboratory
shall not be considered a medical clinic, as defined in this chapter.
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.
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.
Development in accordance with § 503(1.1) of the MPC,
53 P.S. § 10503(1.1), as amended.
As used in this definition, the term "improvement" shall include,
but not be limited to:
Construction of a new principal building.
Construction of an addition to an existing building.
A change in the use of an existing building or lot resulting
in an increase in the area of the lot covered by a building and/or
an impervious surface.
Construction, reconstruction, and/or renovation of an existing
principal building the cost of which is equal to or greater than 40%
of the fair market value of the subject property as established by
the current Allegheny County property assessment records.
The legal or beneficial owner or owners of land including
the holder of an option or contract to purchase (whether or not such
option or contract is subject to any condition); a lessee if he is
authorized under the lease to exercise the rights of the landowner;
or other person having a proprietary interest in the land.
A business premises equipped with individual clothes washing
machines for the use of retail customers, exclusive of laundry facilities
provided as an accessory use in an apartment or hotel or motel.
The processing and fabrication of certain materials and products
where no process involved produces noise, vibration, air pollution,
fire hazard or noxious emission which will disturb or endanger neighboring
properties. Light manufacturing includes the production of the following
goods: home appliances; electrical instruments; office machines; precision
instruments; electronic devices; timepieces; jewelry; optical goods;
musical instruments; novelties; wood products; printed material; lithographic
plates; type composition; machine tools, dies and gauges; ceramics;
apparel; lightweight metal castings; film processing; light sheet
metal products; plastic goods; pharmaceutical goods; and food products,
but not animal slaughtering or curing nor rendering of fats.
DIFFUSEDThat form of lighting wherein the light passes from the source through a translucent cover or shade.
DIRECT OR FLOODThat form of lighting wherein the source is visible and the light is distributed directly from it to the object to be illuminated.
INDIRECTThat form of lighting where in the light source is entirely hidden, the light being projected to a suitable reflector from which it is reflected to the object to be illuminated.
Animals used or raised on a farm, whether for home use or
profit including, but not limited to, cattle, horses, pigs, sheep,
chickens and turkeys.
The total composite of all off-street structures and facilities
for a loading and unloading area to include, but not limited to, the
loading/unloading space(s), docking approach, access drive(s) and
all related accessory facilities.
An off-street space or berth on the same lot with a building
or contiguous to a group of buildings, for the temporary stopping
of commercial vehicles while loading or unloading merchandise or materials
and which abuts upon an alley, street or other appropriate means of
access.
A tract of land in a plan of subdivision or any other parcel
of land described in a deed or legal instrument pursuant to the laws
of the Commonwealth of Pennsylvania intended to be used as a unit
for development or transfer of ownership.
A lot abutting two or more streets at their intersection,
on which the building line for all streets must be observed.
The area contained within the property lines of the individual
parcels of land as shown on a subdivision plan, not including any
area within a street right-of-way.
That percentage of the total lot area which is covered by
all principal and accessory structures, including parking structure(s)/garage(s),
on the lot.
The mean horizontal distance between the front lot line and
rear lot line.
Any boundary of a lot.
A lot line separating the lot from the street. For corner
lots, the front lot line abuts the street upon which the main entrance
of the structure is located. If a structure is angled, and faces neither
street but the intersecting points of the streets, then the front
lot line will be determined by the location of the pedestrian access.
The lot line not intersecting a front lot line that is most
distant from and most closely parallel to the front lot line. A lot
bounded by only three lot lines will not have a rear lot line.
Any lot line which is not a front lot line or a rear lot
line.
The mean horizontal distance across the lot between the side
lot lines, measured at the front building setback line unless otherwise
stated.
The mechanical or chemical transformation of materials or
substances into new products, including the assembling of component
parts, the creation of products and the blending of materials.
Uses including radio and television broadcast studios and
print media facilities.
An establishment, excluding a medical office and professional
office, where human patients receive diagnostic testing, treatment
and/or counseling by professionals licensed by the Pennsylvania Department
of Health, where patients are not provided with board or room or kept
overnight on the premises; provided, that all such uses have access
only from the interior of the building or structure.
Shall be defined consistent with the definition of "medical
marijuana" contained in the Medical Marijuana Act.
[Added by Ord. 181, 12/6/2016]
The Pennsylvania Medical Marijuana Act, 35 P.S. § 10231.101
et seq., as amended.
[Added by Ord. 181, 12/6/2016]
Shall be defined consistent with the definition of "dispensary
" contained in the Medical Marijuana Act.
[Added by Ord. 181, 12/6/2016]
Shall be defined consistent with the definition of "grower/processor"
contained in the Medical Marijuana Act.
[Added by Ord. 181, 12/6/2016]
An office operated by licensed medical professionals where
human patients receive routine diagnosis and treatment by appointment
and are not provided with board or room or kept overnight on the premises,
provided that all such uses have access only from the interior of
the building or structure.
A medical office that is limited to 5,000 square feet.
A facility owned and operated by a private for-profit entity,
a private nonprofit entity or the Allegheny County Department of Human
Services Bureau of Drug and Alcohol where the drug "methadone" or
similar substances are prescribed and administered for the treatment,
maintenance or detoxification of persons. A methadone treatment facility
shall be considered a medical clinic, as defined in this chapter.
Mineral extraction shall include all activity which removes
from the surface or beneath the surface of the land some material,
mineral resource, natural resource or other element of economic value
by means of mechanical excavation necessary to separate the desired
material from an undesirable one; or to remove the strata or material
which overlies or is above the desired material in its natural condition
and position. Open pit mining includes, but is not limited to, the
excavation necessary to the extraction of sand, gravel; topsoil, limestone,
sandstone, coal, clay, shale and iron ore. Oil and gas extraction,
excavation for the purposes of grading a building lot or roadway and
the removal of grass or sod for landscaping, or the removal of materials
from a lot for use on that same lot shall not be considered mineral
extraction.
Any aggregate or mass of mineral matter, whether or not coherent.
The term includes, but is not limited to, limestone and dolomite,
sand and gravel, rock and stone, earth, fill, slag, iron ore, zinc
ore, vermiculite and clay, anthracite and bituminous coal, coal refuse,
peat and crude oil and natural gas.
The conduct of two or more principal uses within one principal
building, or one lot or site.
The development of a single tract of land where multiple
types of nonresidential land uses or a combination of nonresidential
(including, but not limited to, retail and restaurants) and residential
land uses are constructed.
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 incidental unpacking and assembly operations.
A parcel of land in a mobile home park, improved with the
necessary utility connections and other appurtenances necessary for
the erection thereon of a single mobile home, which is leased by the
park owner to the occupants of the mobile home erected in the lot.
A parcel of land under single ownership which has been planned
and improved for the placement of mobile homes for nontransient use,
consisting of two or more mobile home lots.
An establishment which provides transient lodging accommodations
to the general public in units which each have independent access
directly to the outside and which may provide such additional supporting
services as restaurants, meeting and banquet rooms, recreation facilities
and living quarters for a resident manager or proprietor.
A specialized theater for showing movies or motion pictures.
See definition under "dwelling."
The Pennsylvania Municipalities Planning Code, 53 P.S. § 10101
et seq., as amended and re-enacted.
A facility designed and constructed to compress natural gas
that originates from an oil and gas well or collection of such wells
operating as a midstream facility for delivery of gas to a transmission
pipeline, distribution pipeline, natural gas processing plant or underground
storage field, including one or more natural gas compressors, associated
buildings, pipes, valves, tanks and other equipment.
A facility designed and constructed to remove materials such
as ethane, propane, butane, and other constituents or similar substances
from natural gas to allow such natural gas to be of such quality as
is required or appropriate for transmission or distribution to commercial
markets, but not including facilities or equipment that are designed
and constructed primarily to remove water, water vapor, oil or naturally
occurring liquids from natural gas.
The total of the floor areas of a building, measured from
the interior faces of walls, excluding stairwells and elevator shafts,
common hallways which are not leasable space, lobbies, rest rooms,
storage (except in conjunction with warehouses and other industrial
uses) and equipment rooms, food preparation areas in a restaurant,
interior vehicle parking or loading areas and any other areas not
accessible to the general public.
A commercial enterprise (including all or a portion of a
restaurant, bar, hotel or motel) which offers dancing and entertainment,
either live or recorded, and may be characterized by low light levels,
closely packed tables and/or a dance floor, whether or not the consumption
of alcoholic beverages is permitted or allowed on the premises. Nightclubs
shall not include banquet facilities, private clubs, recreation facilities
or other buildings used primarily for social gatherings of members
of condominiums, cooperatives, homeowner associations, civic, charitable
or fraternal organizations which periodically have dances, stage shows,
or music, and alcoholic beverage consumption and admission fees. For
purposes of this definition, entertainment shall not include television
viewing of sporting events, programs or movies.
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; and which otherwise complies with the requirements of § 27-1619 of this chapter.
A structure, or part of a structure, manifestly not designed
to comply with the applicable minimum yard or other dimensional requirements
of this chapter or an amendment hereafter enacted, which lawfully
existed prior to the enactment of this chapter or any subsequent amendment.
Such nonconforming structures include, but are not limited to, nonconforming
signs.
A lot which does not comply with the applicable area and
dimensional requirements of this chapter or an amendment hereinafter
enacted, which lawfully existed prior to the enactment of this chapter
or any subsequent amendment.
A use, whether of land or of structure, which does not comply
with the applicable use provisions of this chapter or amendment hereafter
enacted, which lawfully existed prior to the enactment of this chapter
or any subsequent amendment.
Any use other than single-family dwelling, two-family dwelling
multi-family dwelling, quadplex, or townhouse.
Any use that is nonresidential. Also, an institutional use
in which persons may reside, such as a dormitory, prison, nursing
home or hospital shall be considered a nonresidential use.
Any land used to raise trees, shrubs, flowers, and other
plants for wholesale or retail purposes or for transplanting.
An institution for the care of children, the aged or infirm,
duly licensed by the Commonwealth of Pennsylvania to provide intermediate
or skilled care, but not including facilities for surgical care or
institutions for the care and treatment of mental illness, alcoholism
or narcotics addiction.
A public sewer system and/or community sewage system.
A facility in which pari-mutuel wagering is conducted by
a licensed racing entity, other than the horse racetrack where live
racing is conducted, pursuant to the Pennsylvania Race Horse Industry
Reform Act, 4 P.S. § 325.101 et seq., as amended. For purposes
of this chapter, an off-track betting facility shall be considered
a gaming enterprise, as defined herein.
A bored hole drilled under a permit issued by the Department
of Environmental Protection for the purpose of producing, extracting
or injecting any gas, petroleum or other liquid related to oil or
gas production or storage, including conventional, Marcellus shale
and coal bed methane gas extraction. This definition includes brine
disposal, but excludes bore holes drilled to produce potable water
to be used for oil or gas production.
A single system of piping, tanks or other facilities approved
by the Township serving only a single lot and disposing of sewage
in whole or in part into the soil.
An area of land or water on a development site in which no
structures are permitted and which is set aside for the use and enjoyment
of the general public or the owners and tenants of property which
adjoins the open space.
An outdoor arrangement of objects, items, products or other
materials, typically not in a fixed position and capable of rearrangement,
designed and used for the purpose of advertising or identifying a
business, product or service.
The storage of materials, equipment, containers and/or trailers
outside of a completely enclosed building.
A zoning district that encompasses one or more underlying
zoning districts and that imposes additional requirements or provisions
above that required by the underlying zoning district.
Same as "landowner."
An area specifically designed for outdoor use for active
or passive recreation purposes, open space and/or sports that offers
all of its activities and services to the general public for no fee
or charge; provided however, a park owned by the Federal, State, County
and/or Township may charge fees for usage or activities that are established
by the appropriate governing body or governmental entity. A park shall
also include a parcel of land owned by a homeowners association or
condominium association, as part of a Township-approved subdivision,
land development and/or planned residential development that is dedicated,
either publicly or privately, specifically for the use as a park,
open space and/or active or passive recreation area.
A building with multiple stories of off-street parking spaces
where vehicles are temporarily stored with or without a nominal fee.
An area utilized to meet the parking requirements of this
chapter, including the parking aisles that provide access to the parking
spaces, but not including any streets or driveways that provide access
to the parking lot.
An off-street space available for the parking of a vehicle.
Occupancy of one space shall not restrict ingress or egress to another
space.
An off-street parking space having a minimum dimension of
8Â 1/2 feet by 18 feet, located outside of a structure, for a
temporary standing of automobile vehicles to be used exclusively as
a parking stall for one automobile. Low turnover parking spaces are
intended for use by employees or other visitors who intend to park
their vehicle for more than three hours at a time.
An outside surfaced area having no roof and no more than
three sides walled or fenced and which is considered a part of the
principal building and is not permitted to extend into any required
yard.
A strip of land around a development plan that is to remain
in its natural state.
An underlying prepared base or support of cemented concrete
blocks or similar masonry placed upon a footer (the footer must be
below the frost line) upon which a structure is placed and completely
encloses the structure exclusive of half-windows, windows or doors.
An authorized use allowed by right, which may be granted
by the Zoning Officer upon compliance with the requirements of this
chapter.
Unless otherwise specified, person shall mean the singular
and plural, male or female, firm, business, partnership, association,
limited liability company or corporation, or any other legal entity.
Any enterprise providing domestic commodities and services
pertaining to the person, their apparel or personal effects commonly
carried on or about the person including, but not limited to, shoe
repair, tailoring, clothes cleaning, watch repairing, barbershops,
beauty parlors and related activities.
Personal services limited to 5,000 square feet.
An establishment or part thereof which may be used to test
concepts and ideas and determine physical layouts, material flows
and processes, types of equipment required, costs and other information
necessary prior to undertaking full-scale production, and which may
include the conduct of small-scale product runs under simulated production
conditions.
An institution of any denomination where people regularly
observe, practice or participate in religious or spiritual services,
meetings or activities.
An area of land controlled by one landowner to be developed as a single entity for a number of residential dwelling units or a combination of residential and nonresidential uses in accordance with the PRD Planned Residential Development regulations contained at Part 14 of this chapter.
The Frazer Township Planning Commission.
A map or plan, either preliminary or final, presented to
the Township for approval, indicating the subdivision, consolidation,
redivision of land or a land development.
An area specifically designed for outdoor recreational use
by children that offers all of its activities and services to the
general public for no fee or charge. A playground shall also include
a parcel of land or portion thereof owned by a homeowners association
or condominium association, as part of a Township-approved subdivision,
land development and/or planned residential development, specifically
designed for outdoor recreational use by children.
A covered structure projecting from the front, side or rear
wall of a building and which is considered a part of the principal
building and is not permitted to extend into any required yards.
Any lot, parcel or tract of land and any building constructed
thereon.
A building or buildings in which is conducted the main or
principal use of the lot on which the building is located.
The main use of land or structures, as distinguished from
a subordinate or an accessory use.
Owned, operated or controlled by an individual, group of
individuals, association or corporation, not for profit, and restricted
to members who meet certain qualifications and their guests.
Any establishment operated by a private organization for
social, recreational, educational, fraternal or social purposes which
is open only to members and their invited guests and not to the general
public.
All roads, streets, walkways, gutters, stormwater management, facilities, curbs, sewers and other facilities to be owned, maintained or operated by a private entity as an individual, corporation or homeowners association for which plans and specifications must comply with the provisions of this chapter, the Subdivision and Land Development Ordinance [Chapter 22] and all other Township ordinances and regulations.
Any office or business conducted by an individual or association
including engineers, lawyers, doctors, dentists, architects and chiropractors
who, or that, must be licensed under the laws of the Commonwealth
of Pennsylvania.
A professional office limited to 5,000 square feet.
A formal meeting held pursuant to public notice by the Board
of Supervisors, Planning Commission or Zoning Hearing Board, intended
to inform and obtain public comment, prior to taking action in accordance
with the MPC and/or this chapter.
All roads, streets, walkways, gutters, stormwater management facilities, curbs, sewers and other facilities to be dedicated to and accepted by or maintained by the Township for which plans and specifications must comply with the provisions of this chapter, the Subdivision and Land Development Ordinance [Chapter 22] and all other Township ordinances and regulations.
A forum held pursuant to notice under the Pennsylvania Sunshine
Act, 65 Pa.C.S.A. § 701 et seq., as amended.
Notice published once each week for two successive weeks
in a newspaper of general circulation in the Township. Such notice
shall state the time and place of the public hearing and the particular
nature of the matter to be considered at the public hearing. The first
publication shall not be more than 30 days and the second publication
shall not be less than seven days from the date of the public hearing.
Land reserved by way of public ownership or dedication for
use as a road, street, alley, crosswalk, pedestrian way, or other
public purpose.
A municipal sanitary sewer system approved and permitted
by DEP and owned by the Township or a municipal authority.
A system providing distribution of water, gas, electric,
or telephone services, or the collection and disposal of waste water,
such system operating as a municipal authority or under the rules
and regulations of the Pennsylvania Public Utility Commission. This
definition does not include any system or device used for the transmission
or reception of radio, television, wireless telephone, pager, commercial
mobile radio service or any other wireless communications signals.
A structure, owned or operated by a public utility regulated
by the Pennsylvania Public Utility Commission, designed and used to
support overhead electricity, telephone or other transmission lines.
A municipal water supply facility approved and permitted
by DEP and owned by the Township or a municipal authority or a water
supply facility owned by a public utility and operated in accordance
with a certificate of public convenience granted by the Pennsylvania
Public Utility Commission.
See definition under "dwelling."
A course or facility where motor vehicles including, but not limited to, automobiles, trucks, go-carts, motorcycles, model airplanes and similar vehicles, are driven and/or operated for recreation, testing and/or competition; or any course or facility where animals are raced for competition. For purposes of this chapter, a racetrack shall be considered a use not expressly listed as a permitted use or a conditional use in any zoning district and, therefore, subject to the requirements of § 27-1559.
See "yard, rear."
An establishment offering recreation, sports or leisure time activities to the general public or private membership for a fee or charge and which satisfies the standards, criteria and requirements of this chapter including, but not limited to, § 27-1549. A gaming enterprise and/or racetrack, both of which as defined herein, shall not be considered a recreation facility.
A vehicular-type portable structure without permanent foundation
that can be towed, hauled, or driven and primarily designed as a temporary
living accommodation for recreational, camping, and travel use and
including, but not limited to, travel trailers, truck campers, camping
trailers, boats and related trailers and self-propelled motor homes.
Any establishment, including laboratories, which carries
on investigation in the natural, physical or social sciences and engineering
and development as an extension of such investigation with the objective
of creating end products which may include supporting storage and
transportation facilities and pilot manufacturing, as defined by this
chapter, as an accessory use.
Any single-family dwelling, two-family dwelling, multi-family
dwelling, quadplex use, or townhouse use.
Any use that is residential.
A hospitality-oriented use on a single-tract containing a
hotel, restaurants, banquet, convention facilities, and recreation
facilities. A resort facility shall not include a gaining enterprise
and/or racetrack.
An establishment where the principal business is the sale
of food and beverages in a ready-to-consume state, where the food
is prepared in an on-site kitchen, and where the design or principal
method of operation consists of one or more of the following:
SIT-DOWN RESTAURANTA restaurant where customers, normally provided with an individual menu, are generally served food and beverages in nondisposable containers by a restaurant employee at the same table or counter at which the food and beverages are consumed.
FAST FOOD RESTAURANTA restaurant where most customers order and are served their food at a counter or in a motor vehicle in packages prepared to leave the premises, or able to be taken to a counter or table.
DRIVE-IN OR DRIVE-THROUGH RESTAURANTA restaurant which includes a principal building and adjoining parking area used for the purpose of furnishing food, soft drinks, ice cream and similar confections to the public normally for consumption outside the confines of the principal permitted building, or in vehicles parked upon the premises, regardless of whether or not seats are provided inside for patrons.
|
A restaurant does not include establishments where food service
is subordinate or incidental to the consumption of alcoholic beverages,
to the sale of merchandise or nonfood related services.
|
A business establishment located entirely within an enclosed
building which sells goods, services or merchandise to the general
public for personal, household or office consumption and which shall
not include wholesaling, manufacturing or processing of the goods
offered for sale. An adult oriented business shall not be considered
a retail center.
[Amended by Ord. 180, 10/4/2016]
COMMUNITY RETAIL CENTERThe division of a single structure or grouping of structures (some of which may be in separate ownership) which constitutes a convenient, planned and harmonious retail center with customer and employee parking areas and having a retail net floor area in excess of 10,000 square feet up to a maximum of 250,000 square feet.
LOCAL RETAIL CENTERThe division of a single structure or grouping of structures (some of which may be in separate ownership) which constitutes a convenient, planned and harmonious retail center, which is intended to serve primarily local or neighborhood needs, entirely conducted within an enclosed building, with customer and employee parking areas and having a retail net floor area of no more than 10,000 square feet.
REGIONAL RETAIL CENTERThe division of a single structure or grouping of structures (some of which may be in separate ownership) which constitutes a convenient, planned and harmonious retail center with customer and employee parking areas and having a retail net floor area in excess of 250,000 square feet.
A retail center limited to 5,000 square feet.
Land set aside for use as a street, alley or other means
of travel.
See "street right-of-way line."
A device incorporating a reflective surface that is solid,
open mesh, or bar configured and is in the shape of a shallow dish,
cone, horn, or cornucopia. Such a device shall be used to transmit
and/or receive radio or electromagnetic waves between terrestrially
and/or orbitally based use. This definition is meant to include, but
not be limited to, what are commonly referred to as satellite earth
stations, TVROs (television reception only satellite dish antennas),
and satellite microwave antennas.
A public or private establishment approved by the Commonwealth
of Pennsylvania to provide formal academic and/or vocational education
at the kindergarten, elementary and secondary level.
A masonry wall, solid board fence with finished side toward
an adjacent use or a screen planting used to conceal from the view
of the occupants of an adjoining use, the structures and uses on the
premises on which the visual screen is located.
See definition under "forestry."
A building or group of buildings in a controlled access and
fenced compound that contains various sizes of individual compartmentalized
and controlled-access rooms, stalls and/or lockers for the storage
of the customer's goods and belongings.
A self-storage facility limited to an aggregate of 5,000
square feet on a lot.
Unique and environmental fragile lands that are susceptible
to negative ecological impact created by land development.
An accessory structure in the form of a propane tank, dumpster,
air conditioning unit and condenser, electrical transformer, and other
similar equipment or element providing service to a building or lot.
See "adult oriented business."
See "yard, side."
Any surface fabric, device or structure bearing lettered,
pictorial or sculptured matter intended, designed, or used to convey
information visually and exposed to public view, which directs attention
to an object, product, place, activity, person, institution, organization,
or business. The term "sign" does not apply to a flag, emblem or insignia
of a nation, political unit, school, or religious group.
ANIMATED SIGNA changeable sign which employs actual motion or the illusion of motion.
ARCADE SIGNA sign suspended beneath a ceiling of an arcade, a roof or marquee containing only the name of a business for the purpose of assisting pedestrian traffic traveling under the arcade, roof or marquee to identify the location of establishments within a shopping center or similar building.
BILLBOARDAn off-premises sign which advertises a business, organization, establishment, activity, event, person, product or service not principally located or sold on the premises where the billboard is located.
BULLETIN BOARD SIGNA type of manually activated changeable sign constructed to allow letters or symbols to be changed periodically such as those used by churches and schools to announce events.
BUSINESS SIGNA sign which directs attention to a business, profession or industry, located upon the premises where the sign is displayed.
BUSINESS IDENTIFICATION SIGNA sign which contains the name, address and goods, services, facilities or events available on the premises.
CHANGEABLE SIGNA sign with the capability of content change by means of manual or remote input, including signs which are:
ELECTRICALLY ACTIVATEDA changeable sign whose message copy or content can be changed by electrical or digital means on a display surface. Illumination may be integral to the components, such as characterized by lamps or other light-emitting devices; or it may be from an external light source designed to reflect off the changeable component display. Electronic, animated and digital signs shall be considered changeable signs.
MANUALLY ACTIVATEDA changeable sign whose message copy or content can be changed manually.
CONSTRUCTION SIGNA temporary sign announcing the name of contractors, mechanics or artisans engaged in performing work on the premises.
DEVELOPMENT SIGNA temporary sign erected during the period of construction and/or development of a property by the contractor and developer or their agent.
ELECTRONIC MESSAGE SIGNAn electronically activated changeable sign whose variable message capability can be electronically programmed.
FLASHING SIGNAny illuminated sign or device in which the artificial light is not maintained stationary and/or constant in intensity and color at all times.
FREESTANDING SIGNA sign permanently affixed to the ground and not attached to any building or other structure, including:
GROUND SIGNA sign that is affixed to the ground by means of a permanent foundation other than a freestanding frame, mast or pole.
POLE SIGNA sign erected and maintained on a free-standing frame, mast or pole.
GROSS SIGN SURFACE AREAThe entire area within a single continuous perimeter enclosing the extreme limits of such sign.
HOME OCCUPATION SIGN OR HOME OFFICE IDENTIFICATION SIGNA sign containing only the name and address of the occupant of the premises and their occupation. No logos or other advertising shall be permitted.
IDENTIFICATION SIGNA sign used to identify only the name of the individual or organization occupying the premises, the profession of the occupant, the name of the building on which the sign is displayed, and the address of the property.
INDIRECTLY ILLUMINATED SIGNA sign which is lighted by means of lamps or lighting devices external to, and reflected on, the sign, which lighting is stationary and constant in intensity and color at all times and which is shielded so that the illumination is concentrated on the face of the sign and there is no spillover of illumination or glare beyond the face of the sign.
INTERNALLY ILLUMINATED SIGNA sign which is lighted by means of lamps or lighting devices internal to the sign, which lighting is either behind the face of the sign or is an integral part of the sign structure and the advertising effect.
MOVING SIGNAny sign or any part thereof located on said sign which oscillates, rotates or moves.
NAMEPLATE SIGNA sign used to identify only the name of the individual occupying the premises and the address of the occupant.
NOTIFICATIONSigns bearing legal and/or property notices such as "no trespassing," "private property," "no turnaround," "safety zone," "no hunting" and similar messages, and signs posted by a governmental agency for traffic control or the safety of the general public.
OFF-PREMISES DIRECTIONAL SIGNA sign, other than a "billboard," erected by a governmental agency and which directs the public to an establishment, activity, person, product or service which is not sold, produced or available on the premises on which the sign is located.
OVERHANGING SIGNA sign, other than a wall sign or arcade sign, affixed to a building or wall whose leading edge extends beyond such building or wall more than six inches including awnings, marquees or similar structures used for business identification.
POLITICAL SIGNA temporary sign which indicated the name, cause or affiliation of anyone seeking public office or which refers to an issue concerning which a public election is scheduled to be held.
PORTABLE SIGNA sign that is not attached to the ground or surface upon which it is located and which advertises the business conducted on the premises. This definition includes a wheeled sign.
REAL ESTATE SIGNA temporary sign advertising the sale or rental of a premise. The sign may also bear the words "sold," "sale pending" or "rented" across their face or attached.
RESIDENTIAL IDENTIFICATION SIGNA sign containing only the name and address of the occupant of the premises.
RESIDENTIAL PLAN IDENTIFICATION SIGNA permanent wall or free-standing ground sign containing only the name and address of a subdivision plan or a multi-family building or development.
ROOF SIGNA sign erected and maintained upon or above the roof of any building which projects no more than six feet above the roof.
SANDWICH BOARD SIGNA temporary sign which is placed in front of the entrance to the premises and advertises daily specials or other current matters related to the business conducted on the premises, and which is removed at the close of each day of business.
SELF-SUPPORTING SIGNA sign mounted on its own self-supporting structure and constructed on a permanent base.
SIGN FACEThe area or display surface including the advertising surface and any framing, trim, or molding used for the message on a single pane.
TEMPORARY SPECIAL EVENT DISPLAY SIGNA banner, flag, pennant or similar display constructed of durable material and affixed to the wall of a building erected for a period not to exceed 14 days, whose sole purpose is to advertise a special event.
WALL SIGNA sign attached to and erected parallel to the face of an outside wall of a building, projecting outward no more than six inches from the wall of the building.
WINDOW DISPLAY SIGNA sign or group of signs affixed to the inside of a display window in a commercial establishment which advertises a product or service available on the premises or which announces or promotes a special sale or event.
See definition under "dwelling."
An informal plan, not necessarily to exact scale, indicating
salient existing features of a tract and its surroundings, with the
general layout of a proposal prepared in accordance with the Subdivision
and Land Development Ordinance.
An authorized use of a structure or land which may be granted
only by the Zoning Hearing Board after public hearing and in accordance
with express standards and criteria specified in this chapter.
Same as "Commonwealth."
A covered or uncovered area at a front, side or rear door
not exceeding four feet by five feet or 20 square feet in area.
A portable container that is fully enclosed and is specifically
designed, constructed and used for the express purpose of storing
goods and merchandise and to be transported by vehicle. A storage
trailer shall not be used for occupancy of persons or animals.
Chapter 26, Part 1, of the Frazer Township Code of Ordinances, Stormwater Management, as amended.
That portion of a building included between the surface of
any floor and the surface of the floor next above it, or if there
be no floor above it, then the space between any floor and the ceiling
next above it. A basement shall be counted as a story when more than
1/2 of such basement height is above the finished lot grade.
A strip of land, including the entire right-of-way and cartway, utilized as a means of vehicular and pedestrian travel for more than one lot or parking compound. Street includes 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; however, street shall not include driveway, common driveway or access drive as defined in the Subdivision and Land Development Ordinance [Chapter 22]. Streets within the Township shall be defined and classified in accordance with the definitions and classifications set forth in the Subdivision and Land Development Ordinance [Chapter 22].
A line defining the edge of a street right-of-way and separating
the street from abutting property or lots. Also known as the "street
line" and/or "right-of-way line."
A tree planted in the front yard approximately 12 feet from
the front property line and whose use is intended, in conjunction
with other street trees, to create a tree-lined street.
Any man-made object having an ascertainable stationary location on or in land or water, whether or not affixed to the land. The term "structure" includes buildings, communications towers, parking areas, sidewalks and similar construction, all as defined by this chapter and the Subdivision and Land Development Ordinance [Chapter 22].
The vertical distance from the average elevation at finished
grade level to the highest point of the structure.
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, shall be exempted.
Chapter 22 of the Frazer Township Code of Ordinances, Subdivision and Land Development, as amended.
Construction, earth disturbance or comparable land development
activities designed to improve a lot or parcel which are considered
by the Township Engineer to be at least 90% complete.
Any body of water or receptacle, not located within a completely
enclosed building, and containing water to a depth at any point greater
than 1Â 1/2 feet. Farm ponds and/or lakes are not included, provided
that swimming was not the primary purpose for their construction.
See definition under "dwelling."
The Township of Frazer, located in Allegheny County, Pennsylvania.
The plans and specifications for building infrastructure
and other defined systems and/or facilities.
Buildings, structures and/or land owned, occupied, controlled
and/or operated by the Township or any of its agencies and used to
provide services to the residents of the Township. Township facilities
shall include, but not be limited to, administrative offices, public
works buildings, storage yards, libraries, police department facilities,
recreation facilities, parks and playgrounds.
Includes travel trailers, pickup camper, tent trailers, motorized
homes and recreational equipment as follows:
TRAVEL TRAILERA portable structure, including tent trailers, built on a chassis, designed to be towed and used as a temporary dwelling for travel, recreational and vacation purposes and permanently identified as a travel trailer by the manufacturer of the trailer.
PICKUP CAMPERA structure designed primarily to be mounted on a pickup or other truck chassis with sufficient equipment to render it suitable for use as a temporary dwelling, travel, recreational and vacation purposes.
MOTORIZED HOMEA portable dwelling designed and constructed as an integral part of a self-propelled vehicle.
BOATA vessel designed to travel on water.
BOAT TRAILERA trailer designed to haul a boat as defined above.
A facility for the repair, routine maintenance and storage
of vehicles including, but not limited to, buses, tractor trailers,
trucks and/or aircraft.
See definition under "dwelling."
A lot that contains no permanent building or permanent use,
such as vacant land.
An educational institution, authorized by the Commonwealth
of Pennsylvania as such to award associate, baccalaureate or higher
degrees, including, principal uses for classrooms, libraries, auditoriums,
gymnasiums, stadiums, administrative offices, dormitories and dining
facilities, maintenance and operating facilities as well as ancillary
uses, such as research facilities, retail services and businesses
that support student, faculty and staff needs.
The specific purpose for which land or a building is designed,
arranged, intended or for which it is or may be occupied or maintained.
The term "permitted use" or its equivalent shall not be deemed to
include any nonconforming use.
See "mixed use."
A grant of relief, pursuant to the provisions of this chapter,
by the Zoning Hearing Board permitting a developer or an owner to
use a property in a manner not wholly in accordance with this chapter
and the MPC because strict conformance would be an unusual hardship
depriving the developer of reasonable use of the property, but specifying
what modifications to strict conformance are permitted.
An established owned and operated by a veterinarian medical
doctor(s), certified in the Commonwealth of Pennsylvania, for the
medical or surgical treatment of small domestic animals (such as dogs,
cats, rabbits, birds or fowl) but excluding the boarding and grooming
of animals not subject to medical or surgical treatment. This use
shall be conducted wholly within an enclosed building and no such
use shall be located closed than 150 linear feet to a residential
zoning district boundary line.
A veterinary office limited to 5,000 square feet.
An establishment for the storage, handling and distribution
of freight or merchandise, but not including the maintenance of commercial
vehicles.
An establishment engaged in selling merchandise to retailers,
institutional, commercial or professional business customers or other
wholesalers rather than to the general public or acting as a broker
for such merchandise sales.
An electric generating facility, whose main purpose is to
supply electricity, consisting of one or more windmills and other
accessory structures and buildings, including substations, meteorological
towers, electrical infrastructure, transmission lines and other appurtenant
structures and facilities.
A wind energy conversion system that converts wind energy
into electricity through the use of a wind turbine generator, and
includes the nacelle rotor, tower and pad transformer, if any.
A community of plants characterized by areas, groves or stands
of trees. Area measurement of woodlands shall be understood to include
the canopy. Categories of woodlands shall be as follows:
MATURE WOODLANDAn area of woodland one acre or more in extent and consisting of at least 60% canopy cover in which at least 30% of trees have a DBH of 12 inches or more.
GROVES AND STANDSContiguous grouping of 10 or more like trees. Such groupings shall be evaluated individually according to their size, condition, and species.
A facility used for the manufacture of furniture, cabinets,
pressed pulp products or other wood products for retail sale for customers,
but shall not include a wood distillation plant or other similar type
use.
An open space at grade between a building and the adjoining
lot lines, unoccupied and unobstructed by any portion of a structure
from the ground upward, except as otherwise provided in this chapter.
A yard extending across the full width of the lot and extending
back in depth the required minimum distance from the front lot line
to the parallel front building setback line.
A yard extending across the full width of the lot and extending
forward in depth the required minimum distance from the rear lot line
to the parallel rear building setback line.
A yard extending the required minimum distance between the
side lot line and the parallel side building setback line.
A finite area of land, as designated by its boundaries on
the Zoning Map, throughout which specific and uniform regulations
govern the use of land and/or the location, size and use of buildings.
The term "zoning district" shall include "overlay districts."
The Zoning Hearing Board of Frazer Township as duly constituted
by and established pursuant to this chapter.
The official map delineating the Zoning Districts of the
Township, together with all amendments subsequently adopted which
are incorporated in, and made a part of this chapter by reference
thereto.
A permit issued by the Zoning Officer which is required by
this chapter prior to: the occupancy and use of a new building or
structure or one that has been structurally altered; the occupancy
and use of building or structure that has been moved or relocated;
the change in use and/or ownership and/or tenancy of an existing building,
structure, water body, or area of land; any change to or enlargement
or extension of a nonconforming use, building or structure; then change
in the tenancy of any dwelling unit; and/or the occupancy of any previously
vacant public, commercial or industrial building.
That individual authorized by the Board of Supervisors to
be the administrator of the day-to-day application of the provisions
contained in this chapter.
This chapter, as amended, which is identified as Chapter 27 of the Frazer Township Code of Ordinances, Zoning, as amended.
A permit issued by the Zoning Officer which is required by
this chapter prior to: the placement, erection, or construction of
a building or structure; the structural alteration or reconstruction
of a building or structure; the addition to a building or structure;
the relocation of a building or structure; the construction of a swimming
pool; and/or the construction, reconstruction, alteration or movement
of a retaining wall.
[Ord. 146, 1/10/2008]
Notwithstanding any definition or any other provision of this
chapter, no definition or other provision of this chapter shall be
construed, applied or interpreted in a fashion which violates the
Federal Fair Housing Act, 42 U.S.C. 3601 et seq., as amended, and
as interpreted by any court of competent and binding jurisdiction.
