[Ord. 2007-03, 5/2/2007, § 1001]
1.
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 word "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 "Township" shall mean Spring Township.
G.
The word "municipality" shall mean Spring Township.
H.
The terms "planning agency" and "Planning Commission" shall mean
Spring Township Planning Commission.
I.
The word "Supervisors" shall mean the Spring Township Board of Supervisors.
J.
The term "governing body" shall mean the governing body of Spring
Township.
K.
The word "County" shall mean the County of Centre.
[Ord. 2007-03, 5/2/2007, § 1002; as amended by
Ord. 2009-02, 4/6/2009; by Ord. 2012-04, 5/7/2012; and by Ord. 2014-01,
9/2/2014]
The following words and phrases shall have the meaning given
in this Part, unless a contrary intention clearly appears. All words
and terms not defined herein shall be used with a meaning of standard
usage.
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" or any business or establishment within
which the conduct of business is restricted to persons age 18 and
older; except tobacco and alcohol sales.
An activity or action that may be detrimental to natural
and/or cultural resources.
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 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.
An agriculture related activity conducted on a working farm
for the enjoyment of visitors that generates income for the owner.
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.
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, skeet-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.
A pedestrian-oriented machine used by bank and financial
service patrons for conducting transactions including deposits, fund
transfers, and withdrawals without contact with financial institution
personnel. The machines may be located at or within a bank, or in
other locations.
A use whereby passenger vehicles are offered for wholesale
and/or retail sales at prearranged auction sales.
Any area of land, including structures thereon, that is used
for the sale of gasoline of any other motor vehicle fuel and oil and
other lubricating substances, including any retail sales of motor
vehicle accessories, which shall not include major repairing, body
and fender work, painting, vehicular sales, nor rental or automatic
car washes.
Any building or land devoted to the retail sales of motor
vehicles, including accessory service and repair facilities, if such
service and repair are conducted within a completely enclosed building.
The retail repair, servicing, maintenance, and reconstruction
of motor vehicles, but not including car washes per se.
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.
That portion of a building that is partly or completely below
grade.
An owner-occupied single-family detached residential dwelling
unit providing, for compensation, sleeping accommodations and breakfast
for transient guests in five or less guest rooms.
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 excludes fences and walls part of landscaping,
signs and awnings.
The horizontal area measured within the outside of the exterior
walls of the ground floor of all principle and accessory buildings
on the lot designated as either gross square feet or as a percentage
of the total lot area.
ACCESSORY, BUILDINGA detached subordinate building, the use 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 height shall be measured from the average grade level to the highest occupiable floor levels bottom of ceiling.
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 yard for the applicable zoning district as measured from the street line.
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 multi-stem 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 multi-stemmed, 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 fully enclosed and covered structure providing a predator-resistant
shelter that is thoroughly ventilated, provides adequate sun and shade
and all-season protection from the elements, designed to be easily
accessed and cleaned where backyard chickens live.
[Added by Ord. No. 01-2022, 2/7/2022]
A domesticated female chicken considered a chick, pullet
or adult.
[Added by Ord. No. 01-2022, 2/7/2022]
A covered, secure enclosure that allows chicken hens access
to the outdoors.
[Added by Ord. No. 01-2022, 2/7/2022]
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.
The use of land or structures by a non-profit group not operating
for the purpose of trade or business, but operating for social and
community service activities among group members and their guests.
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-oriented uses, as defined in this chapter.
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 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.
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.
A form of property ownership providing for individual ownership
of a specific dwelling unit, or other space not necessarily on ground
level, together with an undivided interest in the land or other parts
of the structure in common with other owners.
The construction, reconstruction, renovation, repair, extension,
expansion, alteration, or relocation of a building or structure, including
the placement of manufactured homes and mobile homes.
A business which specializes in the retail sales 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-oriented 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 20 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.
A corridor providing motor vehicle access from a street to
a lot.
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 building containing more than three dwelling units where access to individual dwelling units is provided by a common entrance(s) to the building.
MULTI-FAMILY RESIDENTIALA building containing multiple dwelling units.
DUPLEXA freestanding building containing two dwelling units for two families, arranged in a side by side or over-and-under configuration.
SINGLE-FAMILY DETACHEDA dwelling containing one dwelling unit and not attached to any other dwelling units. This definition includes "manufactured homes."
TOWNHOUSEA dwelling containing at least three dwelling units, but not more than eight 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.
This definition includes elementary, secondary, or vocational schools.
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 multi-stemmed, 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."
An individual or individuals related by blood, marriage,
or adoption that maintain one common household and live within one
dwelling unit. Additionally, up to five unrelated individuals who
maintain a common household and live within one dwelling unit may
be considered a family. Finally, a family may also be considered any
number of unrelated individuals who are developmentally disabled and
occupy a group home that is licensed by the appropriate governmental
agencies.
A parcel of land 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 volunteer 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 second-hand 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
to 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 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.
The effect produced by light with an intensity sufficient
to cause annoyance, discomfort, or loss in visual performance and
visibility.
[Added by Ord. No. 05-2022, 4/4/2022]
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.
The extent of surface area contained within the boundary
of a property, excluding existing street rights-of-way.
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.
Any occupiable floor of a building that is located less than
one story above or below grade with direct access to grade; provided,
however, that no portion of a floor constitutes a basement.
A dwelling unit operated by a responsible individual, family,
or organization with a program to provide a supportive living arrangement
for individuals larger than a family, where special care is needed
by the individuals served due to age, emotional, mental, or physical
handicap. Group homes must be licensed where required by any appropriate
government agencies, and a copy of any such licenses must be delivered
to the municipality prior to beginning the use. Group homes shall
be subject to the same limitations and regulations by the municipality
as single-family detached dwellings, except insofar as and where such
limitations and regulation would result in a tendency to perpetuate
segregation of the challenged (mentally, physically, emotionally)
person in housing patterns, as substantiated by reasonable evidence
provided to the governing body.
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 to have a substantial adverse
effect on the safe and efficient utilization of the navigable airspace.
A commercial business that offers recreational, fitness and/or
athletic training activities. Such activities are provided to club
members and their guests. Such facilities do not include golf courses.
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.
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.
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. Refer to § 27-204, Subsection 1H, for permitted home occupations and regulations.
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-oriented uses, as defined herein, which contains more
than eight rooms, and which may provide meals, meeting rooms and/or
facilities, and other services as part of the compensation.
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 this chapter, 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.
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.
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, waste paper, 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, or used and discarded
materials including, but not limited to, waste paper, 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.
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.
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.
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 transportable, single-family dwelling unit built to State
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
the site complete and ready for occupancy except for minor and incidental
unpacking and assembly operations, and constructed so it may be used
with or without a permanent foundation.
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.
A person, including a natural person, corporation, partnership,
association, trust or any other entity, or any combination thereof,
which holds a permit issued by the Department of Health of the Commonwealth
of Pennsylvania to dispense medical marijuana.
[Added by Ord. 02-17, 8/7/2017]
A person, including a natural person, corporation, partnership,
association, trust or any other entity, or any combination thereof,
which holds a permit issued by the Department of Health of the Commonwealth
of Pennsylvania to grow and process medical marijuana.
[Added by Ord. 02-17, 8/7/2017]
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 substantial in part but not wholly produced in
sections off the site and then is 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."
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 is 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, 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. Collection and storage of garbage or other organic waste is prohibited.
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 2,500 square feet within one building.
An aggregate or mass of mineral matter, extracted by surface
and subsurface mining including, but is 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 fails to conform to the requirements of the zoning district where it is located by reason of such adoption or amendment.
STRUCTURE or BUILDING, NONCONFORMINGA 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 place where the primary use is conducting the affairs of
a business, profession, service, or government, including administration,
record keeping, 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 overlying a non-coal deposit or between
non-coal 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 specific portion of designated open space ground located
within a development, in one contiguous piece, containing grounds
of slight to no slope (as defined by ordinance), which is developed
and maintained for the recreation of residents of the community and
which may or may not be dedicated to the Township at the discretion
of the Spring Township Board of Supervisors.
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.
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.
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 barber 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.
Any horizontal flooring surface, usually higher than the
adjoining area.
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 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.
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, gas works, 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.
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-oriented 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 multi-family 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 non-disposable tableware, but can provide for incidental carry-out
service so long as the area used for carry-out 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 carry-out 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-oriented facilities as defined therein.
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, access way, water line, sanitary sewer, and/or other public
utilities or facilities.
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 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.
A place where firearms and other projectile-type weapons
(e.g., guns, rifles, shotguns, pistols, air guns, archery cross-bows,
etc.) can be shot for recreation, competition, skill development,
training, or any combination thereof. Nothing within this definition
shall be construed to include hunting when conducted in accordance
with the rules and regulations of the Commonwealth of Pennsylvania.
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.
A name, identification, image, description, display or illumination
that:
Is affixed to painted or represented directly or indirectly
upon a building, structure or piece of land.
Directs attention to an object, product, place, activity, facility,
service, event, attraction, person, institution, organization or business.
Is visible from any street, right-of-way, sidewalk, alley, park
or other public property.
Refer to Sign Ordinance (Chapter 19).
A special effect that lights a background, such as a wall,
and causes the object in front to appear as a silhouette.
A building used for the for-profit slaughtering of animals
that are either raised on the premises or transported to the premises,
and the processing and storage of animal products and waste that results
from a slaughtering process.
A grouping of multiple solar modules with purpose of harvesting
solar energy.
[Added by Ord. No. 05-2022, 4/4/2022]
Radiant energy (direct, diffuse and/or reflective) received
from the sun.
[Added by Ord. No. 05-2022, 4/4/2022]
An area of land or other area used for a solar collection
system used to capture solar energy, convert it to electrical energy
or thermal power and supply electrical or thermal power primarily
for on-site use. Accessory solar energy system consists of one or
more freestanding ground- or roof-mounted solar arrays or modules,
or solar-related equipment and is intended and sized to primarily
reduce on-site consumption of utility power or fuels generating no
more than 120% of the typical electrical energy needs of the property.
[Added by Ord. No. 05-2022, 4/4/2022]
An area of land or other area used for a solar collection
system primarily used to capture solar energy, convert it to electrical
energy or thermal power and supply electrical or thermal power primarily
for off-site use. Principal solar energy systems consist of one or
more freestanding ground- or roof-mounted solar collector devices,
solar-related equipment and other accessory structures and buildings,
including light reflectors, concentrators and heat exchangers, substations,
electrical infrastructure, transmission lines and other appurtenant
structures.
[Added by Ord. No. 05-2022, 4/4/2022]
Items including a solar photovoltaic cell, module, panel,
or array, or solar hot air or water collector device panels, lines,
pumps, batteries, mounting brackets, framing and foundations or other
structures used for or intended to be used for collection of solar
energy.
[Added by Ord. No. 05-2022, 4/4/2022]
The burial of non-hazardous and non-medical 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 non-coal
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 plates, 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, taxi-ways, 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 re-division 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 (1) before the improvement,
modification, or repair is started, or (2) 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 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 material such as cement, concrete, bituminous concrete,
brick, paving block, or other similar material not easily deformed
or scattered.
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.
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.
Telecommunication facility consisting 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 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 audio visual 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.
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 TDR's 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.
An operation where non-coal minerals are extracted from beneath
the surface by means of shafts, tunnels, or other mine openings.
A tree, either single-stemmed or multi-stemmed, 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 have 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, water lines, gas lines, electric lines, telephone
lines, television cables, or storm sewers, whether or not shown on
an approved plan.
Any lot or parcel of land used, in whole or in part, for
storage or for parking of motor vehicles, where a storage or parking
fee is charged and which is open to the general public.
Relief granted pursuant to the provisions of the MPC.
A vehicular access point approved 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.
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).
Buildings, structures or premises where wastewater is collected
and treated prior to legal discharge; such premises shall be publicly
owned and operated and subject to the regulations of the Pennsylvania
Department of Environmental Protection (PA DEP) and United States
Environmental Protection Agency (EPA).
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.
Housing that is affordable to households of low, moderate
and above moderate income in a range of 60-120% of Centre County AMI
(Area Median Income).
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 as 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 as 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 as 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 this chapter for front, side, or rear yard setbacks.
All land and watercourses located within designated zoning
boundaries on the municipal Zoning Map; a zoning district.
The municipal maps setting forth the boundaries of the zoning
and overlay districts of this chapter and adopted by municipal governing
body.
A person retained by the municipality to enforce the regulations
of this chapter, with power to issue permits, to halt illegal construction,
and to interpret literally the meaning of the various sections of
this chapter subject to appeal to the Zoning Hearing Board.
