For the purposes of this chapter, the following rules of usage
and interpretation shall apply, unless the context indicates otherwise.
In the interpretation of this chapter, the provisions and rules of
this chapter shall be observed and applied, except when the context
clearly requires otherwise.
A.
Words in the present tense include the future.
B.
Words in the singular include the plural, and the plural the singular.
C.
The word "shall" is intended to be mandatory.
D.
The word "lot" shall include the word "plot" or "parcel."
E.
The word "person" includes a firm, company, corporation, partnership,
trust, organization, or association, as well as an individual.
F.
A building or structure includes any part thereof.
G.
The word "and" indicates that all connected items, conditions, provisions,
or events shall apply.
H.
The word "or" indicates that the connected items, conditions, provisions,
or events may apply singly or in any combination.
I.
The words "either" and "or" indicate that the connected items, conditions,
provisions, or events may apply singly but not in any combination.
J.
The words "Municipal," "Municipality," and "Borough" mean the Borough
of Glen Osborne, Allegheny County, Pennsylvania.
K.
The word "County" means the County of Allegheny, Pennsylvania.
L.
The word "Council" shall mean the members of Borough Council of the
Borough of Glen Osborne, Allegheny County, Pennsylvania.
M.
The word "Board" shall mean the Zoning Hearing Board of the Borough
of Glen Osborne, Allegheny County, Pennsylvania.
N.
The word "Secretary" shall mean the Borough Secretary of the Borough
of Glen Osborne, Allegheny County, Pennsylvania.
O.
Any use of the gender specific words (his, hers, him, her) shall
imply both genders.
P.
In case of any difference of meaning or implication between the text
of this chapter and any caption, illustration, or table, the text
shall control.
R.
When a word or phrase is not specifically defined in this chapter,
or referenced in another ordinance, then the common meaning of the
word or phrase, or the definition contained in Webster's Dictionary,
most current version, shall apply.
As used in this chapter, the following terms shall have the
meanings indicated:
A public thoroughfare that affords a means of access to an
abutting property, parking area, or street and that has a width in
accordance with the Borough Standard Construction Details, but in
no case shall be less than 20 feet in width. An access drive shall
not be considered a driveway.
A residential accessory use that consists of creating living
space for individuals which is attached to the principal structure
via a breezeway or the like that is no longer than 30 feet and has
its own bathroom facility and often includes its own kitchen area.
Only one accessory dwelling unit is allowed on any single lot in addition
to the principal structure. Accessory dwelling units shall have a
gross floor area of at least 400 square feet and shall comprise no
more than 50% of the gross floor area of the principal structure on
the lot that they are associated with and shall not exceed 1,200 square
feet for the accessory unit.
A structure which is on the same lot with, but detached from,
the principal building or structure and which is customarily incidental
and subordinate to the principal structure or principal use of the
land, including, but not limited to, private garages, storage sheds,
and the like.
A use on the same lot with and of a customarily incidental
and subordinate nature to the principal use. Such use is secondary
and supportive of the principal use, including, but not limited to,
the storage of vehicles in a detached garage, the storage of tools
in a garden shed, private swimming pools as recreational uses, and
satellite dishes for television reception.
Applies to structures not initially designed for permanent
residential use and former public, semipublic and other large buildings
(including schools, churches, armories, and other civic structures)
which lie within a permitted zoning district within the Borough with
the express purpose of encouraging the adaptive and flexible reuse
of such buildings.
Property that is contiguous with the boundaries of any side
of the subject property. Note: Properties separated by a roadway are
not considered to be adjacent because they are not contiguous.
Hybrids of the African Honeybee (Apis mellifera scutellate)
with various European Honeybees that are aggressive compared to the
European subspecies.
The portion of the parking lot devoted to providing immediate
access to the parking stalls. The recommended aisle width is dependent
of the parking angle.
Any land use not specified in the authorized uses table of
this chapter.[1]
A passage of way open to public travel which affords generally
a secondary means of vehicular access to abutting lots and is not
intended for general traffic circulation.
Soils consisting of or formed from material such as gravel,
sand, silt, or clay deposited by flowing water and showing little
or no modification of the original material by soils-forming processes.
As applied to a building or structure, a change, or rearrangement
in the structural parts, or in the exit facilities, or an enlargement
or diminution, whether by extending on a side or by increasing in
height, or the moving from one location or position to another.
Any addition, deletion, or revision of this chapter, including
the Borough Zoning Map, officially approved by the governing body.
A facility that cares for domestic animals for less than
12 consecutive hours in the absence of the pet's owner or a facility
that provides training for domestic animals with or without the facility
owner receiving compensation for such services. Animal day cares do
not include medical or surgical treatment or overnight boarding facilities.
A retail establishment that provides bathing, trimming, and
grooming services for small domestic animals on a commercial basis.
An animal grooming facility does not include medical or surgical treatment
or overnight boarding facilities.
An establishment where animals or pets are given medical
or surgical treatment and the boarding of animals is limited to short-term
care incidental to the hospital use or temporary boarding during treatment.
Animal hospitals and veterinarians do not include kennel services.
The American National Standards Institute.
Any system of wires, rods, discs, panels, flat panels, dishes,
whips, or other similar devices used for the transmission or reception
of wireless signals. An antenna may include an omnidirectional antenna
(rod), directional antenna (panel), parabolic antenna (disc), or any
other wireless antenna. An antenna shall not include "tower-based
wireless communications facility" as defined in this section.
Any place where one or more colonies of bees are kept at
a single location.
A landowner or developer, as hereinafter defined, who has
filed an application for development including his 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 a building
permit, for the approval of a subdivision plat or plan, or for the
approval of a development plan.
A large building or hall used for public gatherings, typically
speeches or stage performances.
Banks, savings, and loan associations, and similar institutions
that lend money or are engaged in a finance-related business.
A flood having a frequency or recurrence of one in 100 years
(i.e., a 1% chance of being equaled or exceeded in any given year).
The space enclosed by the foundation or ground-floor walls
of a building partly below the average level of adjacent ground. A
basement shall not be counted as a story for the purpose of height
measurement unless half or more of its volume is above the average
level of the adjacent ground.
A commercial establishment that occupies a single-family
dwelling and associated accessory structures where limited overnight
lodging and breakfast is provided for compensation to guests and where
said use may or may not also host accommodations for private events
(e.g., such as weddings and conferences). The dwelling may or may
not include a publicly accessible restaurant as a related use. Overnight
lodging occurs within individual sleeping rooms, each of which is
accessible from the interior of the principal structure and/or existing
accessory structure (constructed prior to the date of this chapter)
and each of which do not contain cooking facilities. New construction,
alteration, or reconstruction of any structure shall also be governed
by this chapter. The owner of said use shall be a permanent resident
on the site.
Any stage of the honeybee (Apis mellifera) with exception
of the Africanized Honeybee as defined herein.
Disease such as American foulbrood or other actionable disease
as determined by the Department of Agriculture.
A person who owns or has charge of one or more colonies of
honeybees.
See the definition provided under "sign" in this section.
The Borough of Glen Osborne, Allegheny County, Pennsylvania.
The plans and specifications for building infrastructure
and other defined systems and/or facilities in the Borough as outlined
in the Borough's Minimum Construction Standards. These standards
may be amended from time to time.
The Borough Council of the Borough of Glen Osborne, Allegheny
County, Pennsylvania.
A professional engineer licensed as such in the Commonwealth
of Pennsylvania, duly appointed by the Borough Council to serve as
the engineer for the Borough. See also "registered professional" in
this section.
A person retained by the Borough Council as the Secretary
of Glen Osborne Borough and responsible for directing and controlling
the business and administrative affairs of the Borough.
An attorney licensed as such in the Commonwealth of Pennsylvania
and retained by and responsible to the Borough Council to furnish
legal assistance for the administration of municipal regulations and
arrangements relative to this chapter.
A landscaped area of a certain depth specified by this chapter
which shall be planted and maintained in trees, ground cover, shrubs,
bushes, or other natural landscaping material or an existing natural
or constructed natural barrier which duplicates the effect of the
required bufferyard.
The process by which sensitive natural resources are inventoried
and net buildable area is calculated.
A roofed structure, whether or not enclosed by walls, to
be used for shelter, enclosure, or the protection of persons, goods,
materials, or animals.
The Uniform Construction Code (UCC), or approved equivalent,
and any supplements thereto as most recently adopted by the Borough.
That portion of any exterior elevation on the building extending
from finished grade to top of the parapet, wall, or eaves and the
entire width of the building elevation.
The wall of the building where the principal entrance is
located, usually fronting on a public street.
See "structure height" in this section.
The person appointed by the Borough to enforce the Building
Code and inspect buildings and lots for conformance thereto.
A permit for activities regulated by the Uniform Construction
Code (UCC) and in accordance with the Borough Construction Standards,
as amended, including construction, alteration, repair, demolition,
or an addition to a structure.
The line of that face of the building nearest the front line
of the lot. This face includes sun parlors, covered porches, and covered
patios, whether enclosed or unenclosed, but does not include steps.
The line of that face of the building nearest the rear line
of the lot. This face includes sun parlors, covered porches, and covered
patios, whether enclosed or unenclosed, but does not include steps.
The line of that face of the building nearest the side line
of the lot. This face includes sun parlors, covered porches, and covered
patios, whether enclosed or unenclosed, but does not include steps.
The building or buildings on a lot in which the principal
use or uses are conducted.
A commercial establishment which provides services primarily
to business establishments on a fee or contract basis, such as advertising
and public relations, management and consulting services, security
and maintenance services, equipment rental/leasing, document reproduction
and related services, and computer and data processing services.
A permanent, freestanding roofed structure without walls
and not intended for human shelter.
An establishment that contains dwelling units, intended or
designed to be used, rented, leased, let, or hired out to be occupied
for living purposes based on age and/or resident needs. Each care
facility type designated below is provided for separately in the land
use chart under "Care facility type."[2]
CARE FACILITY AND SENIOR HOUSING TYPES:
ASSISTED LIVING FACILITYAny premises in which food, shelter, assisted living services, assistance or supervision, and supplemental health care services are provided for a period exceeding 24 hours for four or more adults who are not relatives of the operator, who require assistance or supervision in matters such as dressing, bathing, diet, financial management, evacuation from the residence in the event of an emergency, or medication prescribed for self-administration.
INDEPENDENT LIVING FACILITYResidential dwelling units that restrict the minimum age of residents within the community or residential development. Independent living facilities include, but are not limited to, active adult communities, retirement communities, or 55+ communities composed of non-multifamily dwelling units.
LIFE CARE COMMUNITYA corporation or association or other business entity that, in exchange for the payment of entrance and monthly fees, provides:
Residential accommodations meeting the minimum standards for
residents set forth by law and ordinances and providing a design to
meet the physical, social, and psychological needs of older people;
Medical and nursing care covering, under ordinary circumstances,
the balance of a resident's life;
Prepaid medical consultation opportunities through independent
professionals selected by the organization or through some equivalent
arrangement; or
Financial self-sufficiency, not dependent on outside support
to any significant degree, with entrance and monthly fees adjusting
to meet changing costs.
NURSING HOMEAn institution licensed by the commonwealth for the care of human patients requiring either skilled nursing or intermediate nursing care or both levels of care for a period exceeding 24 hours.
RETIREMENT HOUSING FACILITYA multifamily dwelling facility intended for senior citizens. Typically, each person or couple in the home has an apartment-style room or suite of rooms.
A detached accessory structure that includes private parking
area(s) for the storage of one or more vehicles. A carport may be
covered by a roof supported by columns or posts and has no more than
three walls. An attached carport is an extension of the principal
building and subject to the related building codes and zoning regulations
of the permitted principal use. See also "garage, private" in this
section.
Any site containing at least one burial, marked or previously
marked, dedicated to and used or intended to be used for the permanent
interment of the human dead, including perpetual care and non-perpetual
care cemeteries. This land use classification includes mausoleums
and columbaria but not crematoriums.
The reassignment of a lot or group of contiguous lots from
one zoning district to another zoning district.
The felling of all trees in a woodland, or in any contiguous
one-acre portion of a larger woodland, at one time.
The work of clearing and grubbing consists of the cutting,
removal, and satisfactory disposal of all vegetation and surface debris.
Clearing and grubbing shall be conducted in a manner to prevent damage
to adjacent property and vegetation that is intended to remain growing.
A development design technique used in planned residential
developments (PRDs) 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 areas.
An educational establishment that provides specialized instruction
and on-site training of business, commercial, clerical, industrial,
managerial, trade, and/or artistic skills and which does not satisfy
the definition of "school" in this section.
A parcel or parcels of land or an area of water, or a combination
of land and water within the development site, designed as an intended
for the use or enjoyment by the public or residents of a development,
not including streets, off-street parking areas, and areas set aside
for public facilities. Stormwater management facilities such as drainageways,
swales, and stormwater basins shall not be considered eligible to
meet common open space requirements.
The Commonwealth of Pennsylvania.
Any device used for the transmission or reception of radio,
television, wireless telephone, pager, commercial mobile radio service,
or any other wireless communications signal owned or operated by any
person or entity licensed by the Federal Communications Commission
(FCC) to operate such a device. This definition shall not include
a satellite dish less than 24 inches in diameter or television antennas
or amateur radio equipment, including without limitation ham or citizen
band radio antennas.
Any ground-mounted pole, spire, structure, or combination
thereof, including supporting lines, cables, wires, braces, or masts,
intended primarily for the purpose of mounting a communications antenna
or similar apparatus above ground.
Any structure, partially or wholly exterior to a building, used for transmitting or retransmitting electronic signals through the air and that does not meet the definition of a standard antenna. Commercial communications antennae shall include, but are not limited to, antennae used for transmitting commercial radio or television signals, or to receive such signals for a cable system, or to retransmit wireless telecommunications. A commercial communications tower shall be a structure over 30 feet in height that is primarily intended to support one or more antenna. See standards in Article XII.
An area of land managed and maintained by a group of individuals
to grow and harvest agriculture products and/or nonfood, ornamental
agriculture products, such as flowers, for personal or group use,
consumption, or donation. Community gardens may be divided into separate
plots for cultivation by one or more individuals or may be used collectively
by members of the group and may include common areas maintained and
used by group members. No retail sales shall be permitted to occur
on the lot where a community garden exists.
The official Joint Comprehensive Plan of the Boroughs of Glen Osborne and Sewickley and the Township of Aleppo, as amended from time to time, adopted pursuant to the provisions of Article III of the MPC.[3] The Plan is often referred to as the Joint ASO Plan. The
Borough of Glen Osborne partners with Sewickley Borough and Aleppo
Township, neighboring communities, to share land uses as part of the
Joint Comprehensive Plan.
A use which may be permitted in one or more zoning districts upon the recommendation of the Borough Planning Commission to the Borough Council, who may grant approval pursuant to specific standards and criteria identified herein and the provisions identified in Article VII and also Article VI of the PA MPC.[4]
The construction, reconstruction, renovation, repair, extension,
expansion, alteration, or relocation of a building or structure, including
the placement of mobile homes.
Construction-related businesses shall include building-related
industries such as carpentry, electrical, plumbing, HVAC, etc. Construction-related
business may include retail and/or offices space related to the sales
and distribution of the principal use. Supply yards and/or storage
yards may be permitted as accessory uses. See also "supply yard" and
"storage yard" in this section.
A retail establishment offering for sale a limited selection
of goods such as food products, household items, and other goods commonly
associated with the same and generally having a gross floor area of
less than 10,000 square feet. Convenience stores may sometimes be
located in conjunction with a gas/fuel station use but only when the
gas/fuel station use is also allowable in the zoning district.
See "dwelling types," within the definition of "dwelling,"
in this section.
The County of Allegheny, Pennsylvania.
The Allegheny County Department of Economic Development,
Planning Division.
The operation of specialized computer equipment for the purpose
of mining one or more blockchain-based cryptocurrencies, such as Bitcoin.
This activity typically involves the solving of algorithms as part
of the development and maintenance of a blockchain which is a type
of distributed ledger maintained on a peer-to-peer network. Typical
physical characteristics of cryptocurrency mining include specialized
computer hardware for mining operations as well as equipment to cool
the hardware and operating space. For the purposes of the associated
regulations, cryptocurrency mining does not include the exchange of
cryptocurrency or any other type of virtual currency nor does it encompass
the use, creation, or maintenance of all types of peer-to-peer distributed
ledgers.
A local street intersecting another street at one end and
terminating in the form of a loop at the other end or a dead-end street
provided with a terminus in the form of a loop.
An accessory use in which care is provided pursuant to approval
of the Pennsylvania Department of Public Welfare, for children under
the age of 16 who are unrelated by blood or marriage to all owners
of the premises and to all owners and operators of the family child
day-care home operation being conducted on the premises. Provided,
further, that the premises wherein the family child day-care home
operation or business is located must be the full-time bona fide residence
of the owner of said operation or business and said premises must
be in compliance with all applicable provisions and requirements of
the most recent editions of the Building Code, Residential Code, and
Fire Code, as adopted by the Borough, and the Rules and Regulations
of the Pennsylvania Department of Public Welfare relating to family
child day-care homes, and any other applicable law, ordinance, or
regulation.
A facility, licensed by the Commonwealth of Pennsylvania,
located within a building which is not used as a dwelling unit, for
the care of the elderly and/or functionally impaired adults for a
portion of a twenty-four-hour day.
A facility, licensed by the Commonwealth of Pennsylvania,
located within a building which is not used as a dwelling unit, for
the care of children under the age of 16 for a portion of a twenty-four-hour
day. This land use classification includes nursery schools which provide
daytime care and/or instruction for two or more children of preschool
age.
A unit of measurement of the intensity (loudness) of sound.
Sound level meters which are employed to measure the intensity of
sound are calibrated in decibels (dBa).
Final adjudication of any board or other body granted jurisdiction
under any land use ordinance or this act 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 and the judicial district wherein
the municipality lies.
A freestanding or attached accessory structure to a dwelling
which is constructed of natural or synthetic wood, either on or above
the ground, without a roof or awning, and with flooring that is not
completely impervious, and which may include steps or railings.
A parcel of land integrated within a subdivision or land
development that is dedicated, either publicly or privately, specifically
for use as a park, open space, and/or active recreation area.
The number of dwelling units in a lot, or group of lots,
divided by the area in acres of the lot, or group of lots, computed
exclusive of any portion of the ROW of any public road.
An accessory building in a residential zoning district, that
may or may not be attached or physically connected to the principal
building of a lot, for storing vehicles operated by the residents
of the dwelling building on the same lot but not itself containing
any dwelling units.
An area in which surface water runoff is temporarily stored
pending its release at a controlled rate.
The final action by an officer, body, or agency charged with
the administration of any land use ordinance or applications thereunder
except the Borough Council; the Zoning Hearing Board (ZHB); the planning
agency, only if and to the extent the planning agency is charged with
final decision on preliminary or final plans under the Subdivision
and Land Development Ordinance (SALDO)[5] or other applicable provisions.
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.
See "land development" in this section.
The provisions for development of a planned residential development,
including a plat of subdivision, all covenants relating to use, location,
and bulk of development, streets, ways, and parking facilities, common
open space, and public utilities. The phrase "provisions of the development
plan," when used in this chapter, shall mean the written and graphic
materials referred to in this definition.
The total diameter, in inches, of a tree trunk or trunks
measured at a point 4.5 feet above existing grade (at the base of
the tree). In measuring DBH, the circumference of the tree shall be
measured with a standard diameter tape, and the circumference shall
be divided by 3.14.
A depression across the ground surface that collects water
runoff from higher surrounding land and directs it to a stream or
other collection system.
A private area which provides vehicular access to a parking
space, garage, dwelling, or other structure.
A building that contains dwelling units, intended, or designed
to be used, rented, leased, let, or hired out to be occupied for living
purposes. Each dwelling type designated below is provided for separately
in the land use chart under "dwelling types."[6]
APARTMENTA suite of rooms or a single room in a building containing three or more dwelling units, each with its own cooking, food storage, bathing and toilet facilities, and with access directly or by a common hallway to the outside.
CONVERSION DWELLINGA dwelling unit or units created from a larger existing residential dwelling, whether entirely from the existing structure or by building additions or combinations thereof. Conversion dwellings involve the creation of additional dwelling units in a structure from existing dwellings, not initially intended or designed when the dwelling was initially constructed. Conversion dwellings are primarily intended to serve as rental units and are defined separately from accessory dwellings units or in-law suites which are primarily intended to house family members.
DUPLEXA detached house designed for and occupied exclusively as not more than two units, each living as an independent housekeeping unit and with no internal connectivity between units.
GARDEN APARTMENTA multifamily residential building no more than three stories in height containing three or more dwelling units which share a common entrance to the outside, usually through a common corridor, and which dwelling units may have other dwelling units either above or below them.
MANUFACTURED OR MODULAR HOMEA transportable, single-family dwelling intended for permanent occupancy, office or place of assembly contained in one unit or in two units designed to be joined into one integral unit capable of again being separated for repeated towing, that arrives at a site complete and ready for occupancy, except for minor and incidental unpacking and assembly operations and constructed so that it may be used without a permanent foundation. Manufactured homes were made after 1977.
MOBILE HOMEA transportable, single-family dwelling intended for permanent occupancy, nonmedical office, or place of assembly, contained in one or more sections, built on a permanent chassis, which arrives at a site complete and ready for occupancy except for minor and incidental unpacking and assembly operations, and constructed so that it may be used with or without a permanent foundation. The term does not include recreational vehicles or travel trailers.
MULTIFAMILYA residential building or portion thereof designed exclusively for occupancy by three or more families living independently of each other and containing three or more separate dwelling units including garden apartments and high-rise apartments but not including single-family, duplex, townhouse, or quadruplex dwellings.
QUADRUPLEXA residential building, other than a townhome or garden apartment, containing only four dwelling units in one structure, each of which has two walls exposed to the outside and each unit shares two common walls with adjoining units which are placed at right angles to one another, rather than in a row, and which units have no other units above or below which share common floors/ceilings.
ROW HOUSESee "townhouse" in this section.
SINGLE-FAMILYA detached residential building that is the only principal structure on the lot, designed exclusively for occupancy by one family, as defined herein, and containing one dwelling unit with a minimum square footage of 750 square feet.
TOWNHOUSEA single-family dwelling unit no more than 3.5 stories in height constructed in a group of not less than three but not more than eight attached units in which each unit shares no more than three common walls that extend from the foundation to the roof.
TWO-FAMILY DWELLINGA residential building containing two independent dwelling units, each having a separate entrance, and which is the only principal building on the lot.
A single unit providing complete, independent living facilities
for one or more persons, including permanent provisions for living,
sleeping, eating, cooking, and sanitation.
A grant of the specified use of a parcel of land to the public,
a corporation, or a person.
A structure, part of a structure, or structures designed
and used for training and teaching of children, youth, or adults,
including laboratories appurtenant thereto. An educational institution
does not include a school, as defined within this section.
A building structure and/or lot used for the maintenance,
fueling, storage, dispatching or parking of vehicles and/or equipment
utilized to provide private and/or public rescue or ambulatory services,
fire and/or police services.
An area utilized for the maintenance, fueling, storage, dispatching,
or parking or vehicles and/or equipment providing rescue or ambulatory
services, except rescue services offered from a fire station, and
where the area may or may not include buildings utilized in connection
therewith.
A facility, including rescue missions, for persons seeking
temporary voluntary shelter for a duration not to exceed 60 days.
A notice as provided in § 616.1 of the MPC, 53
P.S. § 10616.1, sent by the Borough to the owner or occupant
of record of a parcel on which a violation of this chapter has occurred,
to any person who has filed a written request to receive enforcement
notices regarding that parcel, and to any other person requested in
writing by the owner or occupant of record, the purpose of which is
to initiate enforcement proceedings.
A licensed professional engineer registered by the Commonwealth
of Pennsylvania. See "registered professional."
The United States Environmental Protection Agency (EPA) or
any agency successor thereto.
The removal of surface materials by the action of natural
elements.
The erection, construction, alteration or maintenance of
underground or overhead gas, electrical, steam or water transmission
or distribution systems, including poles, wires, mains, drains, sewers,
pipes, conduit cables, fire alarm boxes, police call boxes, traffic
signals, hydrants, street signs, cable television or other telecommunications
transmission lines provided by public or private entities, and other
similar equipment and accessories in connection therewith, reasonably
necessary for the furnishing of adequate service by such public utilities
or municipal or other governmental agencies or for the public health
or safety or general welfare, but not including buildings. Communications
facilities shall not be considered essential services for the purposes
of this chapter.
Land use and characteristics present on a parcel or lot prior
to a land development or other land use related application being
submitted to the Borough for review and approval.
One of the following: An individual; two or more persons
related by blood, marriage, or adoption; or not more than four unrelated
persons living as a single housekeeping unit. A family may also include
domestic servants and gratuitous guests. The foregoing restrictions
do not apply to persons with disabilities as defined in the Fair Housing
Act, 42 U.S.C. § 3601 et seq.
A retail establishment at which fruits, vegetables, breads,
eggs, milk, cheese, meat, flowers, and the like are sold by persons
who typically grow, harvest, or process such items from their farm
or agricultural operation.
Federal Communications Commission.
A freestanding, accessory structure, which may include entrance
and exit gates or openings, designed and constructed for the purpose
of enclosing space or separating parcels of land, screening, protection,
confinement, and/or privacy.
Any act by which earth, sand, gravel, rock or any other material,
exclusive of structures, is placed, pushed, dumped, pulled, transported
or moved to a new location above the natural surface of the ground
or on top of the stripped surface, including the conditions resulting
therefrom; the difference in elevation between a point on the original
ground and a designated point of higher elevation on the final grade;
the material used to make a fill.
The ultimate approval of a development plan granted by the
Borough Council which follows tentative approval and filing of an
application for final approval.
Any fabric containing distinctive colors, patterns, or symbols,
used as a symbol of the United States of America, the Commonwealth
of Pennsylvania, the County of Allegheny County, the Borough of Glen
Osborne, an institution, or business. A flag is not a sign.
As defined by the Glen Osborne Borough Floodplain Management
Ordinance, Ord. No. 405, as amended.[7]
The Glen Osborne Borough Floodplain Management Ordinance,
Ord. No. 405, as amended.[8]
The channel of a river or other watercourse and adjacent
land areas that must be reserved in order to discharge the base flood
(100-year floodplain) without cumulatively increasing the water surface
elevation more than one foot, or as amended by the National Flood
Insurance Program (NFIP).
The remainder of the floodplain, after the floodway has been
determined. Generally, the slower velocity backwater area of the floodplain.
A habitable area of uniform vertical elevation that is contained
within the outside walls of a building or structure.
The sum of the gross floor areas for each of a building's
stories, including the basement, but not including the attic unless
the attic meets the International Code Council (ICC) International
Property Maintenance Code.
The sum of all the horizontal floor areas of a building,
measured between exterior faces of walls.
The total floor area of a building designed for tenant occupancy,
or areas accessible to the customers, clients, or general public,
but excluding storage areas, equipment rooms, food preparation areas
in a restaurant, and common areas such as halls, corridors, stairwells,
elevator shafts, restrooms, interior vehicular parking and loading
areas, and similar common areas, expressed in square feet and measured
from the center line of joint partitions and exteriors of outside
walls.
A wall, fence, vegetation, hedge, or combination thereof
that forces bees to fly at a higher elevation above ground level over
the property lines in the vicinity of the apiary.
A unit of light density incident on a plane (assumed to be
horizontal unless otherwise specified), measurable with an illuminance
meter (also known as a "light meter").
The management of woodlands and timberlands, when practiced
in accordance with accepted silvicultural principles, through developing,
cultivation, harvesting, transporting, and selling trees for commercial
purposes and does not involve any land development.
See "yard, front."
See "street frontage."
A building used for the embalming of deceased human beings
for burial and for the display of the deceased and ceremonies connected
therewith before burial or cremation, and which may include a crematorium.
An attached nonresidential garage is an extension of a permitted
principal building and subject to the regulations of the underlying
district.
An attached residential garage is an extension of a permitted residential dwelling and subject to § 155-312 of this chapter.
A detached accessory structure that is not accessible to
the general public. A private garage is designed for the storage of
private vehicles and personal property of the occupants of the principal
building. All nonresidential detached storage structures are defined
as storage buildings. See also "storage buildings" and "carport."
See "dwelling types," within the definition of "dwelling,"
in this section.
A building(s), premises, or portions thereof, which are used,
arranged, designed, or intended to be used for the retail sale of
gasoline or other fuel for motor vehicles. This land use classification
shall include electric recharge stations for electric motor vehicles.
Gas stations may include the operation of a convenience food store
in conjunction with the retail sale of petroleum products. Gas stations
may sometimes also be located with a vehicle repair and service use,
but only when the vehicle repair and service use is also allowable
in the zoning district.
A freestanding, accessory, roofed structure usually open
on the sides.
A report that provides a summary of the potential geologic
hazards present at a site that may affect the site and surrounding
parcels including fault zones, landslide-prone areas, floodplains,
floodways, etc.
A comprehensive assessment of geological conditions of a
particular area where construction or installation of any kind needs
to be undertaken. A geotechnical engineering investigation will include
surface exploration and subsurface exploration of a site. The purpose
of a Geotechnical Engineering Site Investigation Report is to obtain
information on the physical properties of soil earthworks and foundations
for proposed structures and for repair of distress to earthworks and
structures caused by subsurface conditions.
The Borough Council of the Borough of Glen Osborne.
The Grading Ordinance of Glen Osborne Borough, Chapter 79 of the Borough Code of Ordinances or Ord. No. 351, as amended.
An accessory dwelling unit situated on a lot which has its
own entrance, kitchen, bathroom, and living area. Such an accessory
dwelling often is one of the following types:
A roof on a building that is partially or completely covered
in vegetation, a growing medium, and a waterproofing membrane. The
purpose of a green roof is to absorb rainwater, provide insulation,
create biodiversity, and mitigate the heat island effect.
A facility which provides room and board and specialized services
for:
No more than eight residents who are mentally or physically
handicapped;
Any number of permanent residents who are dependent and/or delinquent
children under the age of 18 adjudicated by the court system;
Mentally handicapped persons of any age; or
Persons assigned by a court of law or public or semipublic agency
on a short-term basis for supervision, care, and counseling for a
specified period of time, including alcoholic recovery, shelters for
battered persons and their children, community reentry services following
incarceration, and other such transitional and/or supervised short-term
assignments.
Staff shall be qualified by the sponsoring agency, who may or
may not reside at the facility, and who provide health, social, and/or
rehabilitative services to the residents. The services shall be provided
only by a governmental agency, its licensed or certified agents or
any other responsible nonprofit social services corporation, and the
facility shall meet all minimum requirements of the sponsoring agency.
A dwelling unit where room and board are provided to not
more than eight permanent residents who are mentally or physically
handicapped persons of any age, who need supervision and specialized
services, and no more than two caretakers on any shift, who may or
may not reside in the dwelling and who provide health, social, and/or
rehabilitative services to the residents. The service shall be provided
only by a governmental agency, its licensed or certified agents or
any other responsible nonprofit social services corporation, and the
facility shall meet all minimum requirements of the sponsoring agency.
A group home does not include persons assigned by a court of law or
public or semipublic agency on a short-term basis for supervision,
care, and counseling for a specified period of time, including alcoholic
recovery, shelters for battered persons and their children, community
re-entry services following incarceration, and other such transitional
and/or supervised short-term assignments. A group home shall be considered
a single-family dwelling and shall be authorized wherever a single-family
dwelling is permitted subject to the requirements of the district
applicable to single-family dwellings.
A residential facility that provides a supervised environment
to ease the transition of its residents between institution living
and independent living and is conducted under regulations of the commonwealth
and the auspices of a social service agency.
An administrative proceeding conducted by a board pursuant
to § 909.1 of the MPC.[9]
Means any structure that is:
Listed individually in the National Register of Historic Places
or preliminarily determined by the Secretary of the Interior as meeting
the requirements for individual listing on the National Registry;
Certified or preliminary determined by the Secretary of the
Interior as contributing to the historical significance of a registered
historic district or a district preliminarily determined by the Secretary
to quality as a registered historic district;
Individually listed on a state inventory of historic places
in states with historic preservation programs that have been approved
by the Secretary of the Interior; or
Individually listed on a local inventory of historic places
in communities with historic preservation programs that have been
certified either by an approved state program as determined by the
Secretary of the Interior or directly by the Secretary of the Interior
in states without approved programs.
A business or commercial activity carried on entirely within
a building whose principal use is a single-family dwelling but does
not meet the requirements of a no-impact home-based business.
A business or commercial activity administered or conducted
clearly secondary to the use as a residential dwelling and which involves
no customer, client, or patient traffic, whether vehicular or pedestrian,
pickup, delivery, or removal functions to or from the premises, in
excess of those normally associated with residential use. The business
or commercial activity must satisfy the following requirements:
The business activity shall be compatible with the residential
use of the lot and surrounding residential uses.
The business shall employ no employees other than family members
residing in the dwelling.
There shall be no display or sale of retail goods and no stockpiling
of inventory of a substantial nature.
There shall be no outside appearance of a business use, including,
but not limited to, parking, signs, or lights.
The business activity may not use any equipment or process which creates excess noise, vibration, glare, fumes, odors, or electrical or electronic interference, including interference with radio or television reception, which is in violation of the provisions set forth in this chapter in Article VI.
The business activity may not generate any solid waste or sewage
discharge in volume or type which is not normally associated with
residential use in the neighborhood.
The business activity shall be conducted only within the dwelling
and may not occupy more than 25% of the habitable floor area.
The business may not involve any illegal activity.
A building containing rooms intended or designed to be used
or that are used, rented, or hired out to be occupied or that are
occupied for sleeping purposes by guests. Hotels have a common reception
area on premises which is staffed 24 hours a day where clients check
in to obtain access to a room. Hotels may provide such additional
supporting services such as restaurants, meeting rooms, and recreation
facilities.
Soils, classified by the Allegheny County Conservation district,
whose major components are conducive to wetland conditions, are located
in a high-water table, and are saturated with water close to the surface
most of the year.
Impervious surfaces are those surfaces which do not absorb
rain. All buildings, parking areas, driveways, roads, sidewalks, and
any area in concrete and asphalt shall be considered impervious surface
within this definition. In addition, other areas determined by a professional
engineer licensed in the Commonwealth of Pennsylvania selected by
the Borough to be impervious within the meaning of this definition
will also be classified as impervious surfaces.
An international education and scientific association of
transportation professionals who are responsible for meeting transportation
and mobility needs.
The portion of the parking lot devoted to providing access
to individual parking lot aisles.
Land or structure used for the collection, storage, processing
and/or sale of scrap metal, scrapped, abandoned, or junked motor vehicles,
machinery, equipment, wastepaper, glass, rags, containers, and other
discarded materials. Under this chapter, two or more scrapped, abandoned,
unregistered, inoperable or junked motor vehicles shall constitute
a junkyard. Refuse or garbage kept in a proper container for prompt
disposal shall not be regarded as a junkyard. See "salvage yard" in
this section.
Includes any of the following activities:
The improvement of one lot or two or more contiguous lots, tracts,
or parcels of land for any purpose involving:
A group of two or more residential or nonresidential buildings,
whether proposed initially or cumulatively, or a single nonresidential
building on a lot or lots regardless of the number of occupants or
tenure; or
The division or allocation of land or space, whether initially
or cumulatively, between or among two or more existing or prospective
occupants by means of, or for the purpose of streets, common areas,
leaseholds, condominiums, building groups, or other features.
A subdivision of land.
Land development shall not include:
The conversion of an existing single-family detached dwelling
or single-family semi-detached dwelling into not more than three residential
units unless such units are intended to be a condominium.
The addition of an accessory building, including farm buildings,
on a lot or lots subordinate to an existing principal building.
The addition or conversion of buildings or rides within the
confines of an enterprise which would be considered an amusement park.
For purposes of this subsection, an amusement park is defined as a
tract or area used principally as a location for permanent amusement
structures or rides. This exclusion shall not apply to newly acquired
acreage by an amusement park until initial plans for the expanded
area have been approved.
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 land.
A landscape architect registered by the Commonwealth of Pennsylvania.
See "registered professional."
A plan prepared by a registered professional identifying
proposed landscape features, materials, and vegetation. The requirements
of a landscape plan are identified in the Subdivision and Land Development
Ordinance (SALDO).[10]
A business primarily engaged in selling indoor or outdoor
grown plants and landscaping materials to the general public.
A business primarily engaged in processing, selling, and
distributing indoor or outdoor grown plants and landscaping materials
to industrial, commercial, institutional, or professional users or
to other wholesalers.
Refers to uses and structures which were begun or constructed
when the law allowed for them but have since become non-compliant
due to a change in legislation.
A qualitative measure used to categorize roadways and intersections
based on traffic flow and quality level based on performance measures.
A commercial use, such as a shop, studio, office, cafe, deli,
personal service establishment, or other place of business, in combination
with a dwelling unit located above such place of business. Only the
proprietor of the business may occupy the residential unit. All connections
between the uses must be internal to the structure. See also "mixed
use."
A portion of a lot used for the standing, loading, or unloading
of motor vehicles.
A designated parcel, tract, or area of land established by
a plat or otherwise as permitted by law and to be used, developed,
or built upon as a unit.
The total area within the boundary of the lot excluding any
areas contained in a public street ROW.
The percentage of the area of a lot covered by all principal
and accessory structures.
A line that denotes the boundary of a lot or parcel of land,
as defined herein.
LOT LINE FRONTA line measured along the ROW of any street frontage, whether public or private, between the side lot lines.
LOT LINE REARThat lot line that is generally opposite to the front lot line.
LOT LINE SIDEAny lot line that is not a front lot line or rear lot line.
Any lot which individually or as a part of a subdivision,
has been recorded in the Department of Real Estate of the County.
See also Figure 1 at the end of this article.
LOT, CORNERA lot at an intersection of, and fronting on, of two or more streets.
LOT, INTERIORA lot other than a corner lot or through lot.
LOT, THROUGH OR MULTIPLE FRONTAGEA lot having frontage on two or more parallel or approximately parallel streets and which is not a corner lot.
A lot that has any portion of its front lot line or front
yard abut the rear or side yard of an adjacent lot rather than a public
road ROW and where access to the public road ROW would typically be
by a narrow, private ROW or driveway.
The horizontal distance between side lot lines, measured
at the front setback line.
Notice given by the Borough by first class mail of the time
and place of a public hearing and the particular nature of the matter
to be considered at the hearing.
See "dwelling types," within the definition of "dwelling,"
in this section.
Any structure constructed on pilings over open water or supported
by flotation on the water which provides three or more boats slips
for the purpose of sale or lease.
A use of land involved in the operation of a marina, including
structures and activities normally integral to the operation of a
marina, such as servicing, fueling, pumping out, chartering, launching
and dry storage of boats and boating equipment.
Any establishment or business which provides the services
of massage and body manipulation, including exercises, heat, and light
treatments of the body, and all forms of physiotherapy, unless operated
by a medical practitioner, chiropractor, or professional physical
therapist licensed by the State of Pennsylvania. This definition does
not include an athletic club, school, gymnasium, reducing salon, spa,
or similar establishment where massage or similar manipulation of
the human body is offered as an identical or accessory service. A
massage establishment may not include any aspects of adult entertainment
or an adult-oriented establishment, as either are elsewhere defined
and regulated in this chapter. Massage therapy professionals must
be licensed by an approving agency, association, or school.
A voluntary negotiating process in which parties in a dispute
mutually select a neutral mediator to assist them in jointly exploring
and settling their differences, culminating in a written agreement
which the parties themselves create and consider acceptable.
A building or group of buildings in a controlled access and
fenced compound that contains various sizes of individualized, compartmentalized,
and controlled access stalls and/or lockers leased by the general
public for a specified period of time for the dead storage of personal
lot.
A commercial use in combination with a residential use in
a single principal structure. A mixed use is distinguished from live-work
units due to the lack of any internal connections between the uses.
See also "live-work units."
A lot or series of lots, usually under single ownership,
which has been planned to contain and improved for the placement of
two or more mobile home lots in which each lot has been planned and
improved for the placement of one mobile home for non-transient use.
See "dwelling types," within the definition of "dwelling,"
in this section.
See "dwelling types," within the definition of "dwelling,"
in this section.
An event held by the Borough, or any public emergency service
provider serving the Borough and its residents, for the purpose of
conducting official business, including, without limitation, public
hearings, meetings, public forums, presentations, and exhibits.
A building occupied by the principal offices and departments
of the Borough.
Act of 1968, P.L. 805, No. 247, as reenacted and amended
(53 P.S. § 10101 et seq.).
The area of a site or lot that may be built upon under the
regulations of this chapter for the district in which the site or
lot is located.
The number of dwelling units per net lot area or net site
area expressed in acres.
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 rentable space, lobbies, restrooms,
storage (except in conjunction with warehouses and other industrial
uses) and equipment rooms, food preparation areas, interior vehicle
parking or loading areas, and any other areas not accessible to the
general public.
All non-tower WCFs, including, but not limited to, antennae
and related equipment. Non-tower WCFs shall not include support structures
for antennae or any related equipment that is mounted to the ground
or at ground-level.
A structure or part of a structure not complying in its design
with the applicable provisions of the Borough's first zoning
ordinance or subsequent amendments, where such structure lawfully
existed prior to the application of this chapter or amendments to
its location by reason of annexation. Such nonconforming structures
include, but are not limited to, nonconforming signs.
A lot, the area or dimension of which was lawful prior to
the adoption or subsequent amendments of the Borough's first
zoning ordinance, but which fails to conform to the requirements of
the zoning district in which it is located by reasons of such adoption
or amendment.
A use, whether of land or of structure, which does not comply
with the applicable use provisions in a zoning ordinance or amendment
heretofore or hereafter enacted, where such use was lawfully in existence
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 wall, dam, embankment, levee, dike, pile, abutment, projection,
excavation, channel, rectification, culvert, building, fence, stockpile,
refuse, fill, structure, or matter in, along, across, or projecting
into any channel watercourse or designated floodplain district:
The physical possession upon, on, or within any lot or structure
for a use.
A permit for the use or occupancy of a building, structure,
or lot indicating compliance with all provisions of this chapter and
the ICC International Property Maintenance Code.
An area wholly outside any public right-of-way, constructed
to accommodate the storage of vehicles as required by this chapter
and connected to a public street by a driveway or access aisle.
Any office of recognized professions, other than medical,
such as doctors, lawyers, architects, engineers, real estate brokers,
insurance agents, and others who, through training are qualified to
perform services of a professional nature and other offices used primarily
for accounting, corresponding, research, editing, or other administrative
functions, but not including banks or other financial institutions.
A building or a series of buildings or rooms where one or
more licensed medical professionals provide diagnosis and treatment
to the general public without overnight observation. A medical office
shall include such uses as reception areas, offices, examination rooms,
and x-ray rooms, provided that all such uses have access only from
the interior of the building. A medical office shall not include a
pharmacy or surgical suites.
MEDICAL OFFICE, HIGH-INTENSITYA facility that contains more than four exam rooms (not including laboratories or x-ray rooms).
MEDICAL OFFICE, LOW-INTENSITYA facility that contains a total of four or fewer examination rooms (not including laboratories and/or x-ray rooms).
The official plan delineating the official zoning districts
of Glen Osborne Borough, Allegheny County, Pennsylvania, together
with all amendments subsequently adopted.
Public or private land used for recreation, resource protection,
amenity, and/or buffers, not including any area of a lot, any part
an existing or future street ROW, easement of access or areas set
aside for public or private utilities, stormwater facilities, and
easements.
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.
A parcel of land owned by the Commonwealth of Pennsylvania,
Allegheny County, and/or the Borough that is dedicated, either publicly
or privately, specifically for outdoor use for open space and/or active
or passive recreation purposes. A park shall also include a parcel
of land owned by an HOA or condominium association, as part of a Borough-approved
subdivision, land development, and/or PRD that is dedicated, either
publicly or privately, specifically for the use as a park, open space
and/or active or passive recreation area.
Land designed for the purposes of recreation and leisure
and maintained by a private or public entity as such.
Any lot, parcel, or yard used in whole or in part for the
storage or parking of two or more vehicles where such usage is not
incidental to or in conjunction with a single-family or two-family
dwelling.
Any lot, parcel, or yard used in whole or in part for the
temporary storage or parking of two or more vehicles where such usage
is the principal use on the site.
A structure accessory to a dwelling constructed on the ground
from impervious material such as concrete, stones, bricks, blocks,
or other paving material and which may or may not have a roof or awning.
The number of feet of rise per 100 feet in length, i.e.,
a twenty-foot rise in a 100-foot length is said to be a 20% grade.
Minimum or maximum levels of performance designed to soften
the impact of potentially deteriorating conditions upon adjacent lots
in particular and the environment in general.
An authorized use allowed by right, which may be granted
by the Zoning Officer upon compliance with the requirements of this
chapter.
Any enterprise providing 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.
Individuals, corporations, companies, associations, joint
stock companies, firms, partnerships, limited liability companies,
corporations, and other entities established pursuant to statutes
of the Commonwealth of Pennsylvania; provided that person does not
include, or apply to, the Borough or to any department or agency of
the Borough.
Taking custody or possession of more than four dogs and/or
more than six cats for the keeping, accommodation, care, training,
or feeding for fee or reward at a property other than the animal's
normal place of residence. The domesticated animal can be left in
the care of said establishment for a variable period of time. The
establishment must be able to accommodate domesticated pets for extended
periods of time, including, but not limited to, overnight stays within
indoor facilities.
An establishment or part thereof used to test concepts and
ideas, determine physical layouts, material flows and processes, types
of equipment required, costs, and other information necessary prior
to undertaking full-scale production.
A building, structure, use, and/or lot or portion of land
that is designed for the assembly or collection of persons at any
one time, or adapted or used for purpose of assembly, where persons
may congregate for civic, political, educational, social, recreational,
and amusement purposes.
A semipublic use, including any of the following: church,
manse, rectory, convent, synagogue, parish, monastery, seminary, or
similar building incidental to the particular use; but this term does
not include business offices, except administrative offices incidental
to the operation of the particular use, rescue missions, or the occasional
use for religious purposes of properties not regularly so used.
Allegheny County Economic Development, Planning Division.
The Planning Commission of Glen Osborne Borough.
The map or plan of a subdivision or land development, whether
preliminary or final.
A roofed or uncovered accessory structure without enclosing
walls that is attached to or part of the principal building and which
has direct access to and from the principal building.
A portable, weather resistant receptacle or structure designed
and used for the storage or shipment of household goods, housewares,
building materials, or merchandise. The term "portable storage container"
shall not include roll-off/storage containers having a storage capacity
of less than 150 cubic feet, receptacles or structures constructed
with a footing, a trailer with or without a motor, or any other operable
or inoperable vehicle or portion thereof.
The building(s) or structure(s) on a lot in which the principal
use or uses are conducted.
The primary or predominant use of any lot or structure.
A retail operation that directly serves the consumer through
point-of-sale printing, copying and engraving services, which may
include but are not limited to self-service copying, computer access,
small job engraving, and trophy making.
A for-profit or not-for-profit establishment operated by
a private organization for social, recreational, educational, or fraternal
purpose, but open only to members and their guests and not to the
general public.
A privately operated service for a defined portion of residents
or businesses that elect not to utilize public utilities for the distribution
of water, gas, electricity, oil or steam, or collecting sanitary sewage,
and consequently provide the means or portion of the means to support
and maintain such privately operated systems.
Persons who provide expert or professional advice, including,
but not limited to, architects, attorneys, certified public accountants,
engineers, geologists, land surveyors, landscape architects, or planners.
Owned, operated, or controlled by a government agency (federal,
state, county, or local).
Uses operated by the public or semipublic body such as schools,
public libraries, public safety buildings, museums, public meeting
halls, and community centers. This definition shall not include hospitals
and continuing care facilities.
Of, or pertaining to, buildings, structures, or uses belonging
to, or affecting, any duly authorized governmental body, which is
available for common, or general use by all.
Land reserved for but not limited to, one or more of the
following:
A formal meeting open to the general public held pursuant
to proper public notice by the Council of Glen Osborne Borough or
planning agency, intended to inform and obtain public comment prior
to taking action in accordance with this chapter.
All roads, streets, walkways, sidewalks, gutters, curbs,
sewers, waterlines, stormwater management facilities, landscaping,
street lighting, traffic control devices, and other facilities to
be dedicated to or maintained by the Borough.
A forum held pursuant to notice under the Act of July 3,
1986 (P.L. 388, No. 84), known as the "Sunshine Act."[11]
A notice published once each week for two successive weeks
in a newspaper of general circulation in the Borough. Such notice
shall state the time and place of the hearing and the particular nature
of the matter to be considered at the hearing. The first publication
shall not be more than 30 days and the second publication shall not
be less than seven days from the date of the hearing.
See "dwelling types," within the definition of "dwelling,"
in this section.
A piece of equipment that relays radio or television signals.
A series of buildings, with or without an open yard, with
a permanent road laid with rails, commonly in one or more pairs of
continuous lines forming a track or tracks, on which locomotives and
cars are kept for maintenance and/or storage.
See "yard, rear" in this section.
Activity or area intended for public use, relaxation, or
other leisure activities. Passive recreation uses include open space,
trails, and similar low impact activities.
A single-axle or multiple-axle structure mounted on wheels
or otherwise capable of being made mobile, either with its own motive
power or designed to be mounted on or drawn by an automotive vehicle,
for the purpose of travel, camping, vacation, and recreational use,
including, but not limited to: travel trailers, mobile homes, motor
homes, tent trailers, boats, boat trailers, pop-up campers, pickup
campers, horse trailers, snow mobiles, jet skis, wave runners, motorcycles,
and all-terrain vehicles.
A planning agency that is comprised of representatives of
more than one county. Regional planning agency responsibilities shall
include providing technical assistance to counties and municipalities,
mediating conflicts across county lines, and reviewing county comprehensive
plans for consistency with one another.
An individual licensed in the Commonwealth of Pennsylvania
to perform services or activities required by provisions of this chapter
and qualified by training and experience to perform the specific services
and/or activities with technical competence.
Any piece of equipment related to, incidental to, or necessary
for, the operation of a communications tower or communications antenna.
By way of illustration, not limitation, related equipment includes
generators and base stations.
Any method, process, or substance whose supply is rejuvenated
through natural processes and, subject to those natural processes,
remains relatively constant, including, but not limited to, biomass
conversion, geothermal energy, solar and wind energy, and hydroelectric
energy and excluding those sources of energy used in the fission and
fusion processes.
A retail establishment which prepares and serves food to
paying customers.
FAST-FOODA commercial establishment which serves ready-to-eat food, desserts, or beverages available upon a short waiting time, generally in disposable containers or wrappers for immediate consumption on or off the premises, typically including a public service area with counter and queuing areas and no or limited table service.
SIT-DOWNA commercial establishment with kitchen facilities which provides food for consumption on the premises at all times and includes tables and chairs with table service where customers are provided with an individual menu. The sale of alcoholic beverages is incidental to the sale and consumption of food.
TAKEOUT RESTAURANTA commercial establishment which serves ready-to-eat food, desserts or beverages available upon a short waiting time, generally in disposable containers or wrappers for immediate consumption off the premises, typically including a public service area with counter and queuing areas and no table service.
A commercial establishment located entirely within an enclosed
building which sells goods, services, or merchandise to the general
public for personal, household or nonmedical office consumption and
which shall not include wholesaling, manufacturing or processing of
the goods offered for sale.
Open pit lined with water-tight material used for the storage
of gas drilling wastewater, produced "briny" water, or the flow back
of fracking fluids.
A strip of land acquired by reservation, dedication, forced
dedication, prescription, or condemnation and intended to be occupied
or occupied by a road, crosswalk, railroad, electric transmission
lines, oil or gas pipeline, water line, sanitary or storm sewer, and
other similar uses. A ROW grants a lot interest to the grantee and
no permanent structure may be erected therein.
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 uses. 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.
Any public, private, or parochial place of instruction which
teaches those academic subjects that are fundamental and essential
in general education and which provide instruction at the pre-primary
level and/or kindergarten through 12th grade, or a vocational school,
and meets the requirements of the Department of Education of the Commonwealth
of Pennsylvania, as applicable. Schools exclude "educational institution"
as defined in this section.
See "mini-warehouse and self-storage building" as defined
in this section.
A retail place of business, engaged primarily in the sale
of motor fuels or supplying goods and services generally required
in the operation and maintenance of motor vehicles and fulfilling
of motorist's needs, including the sale of petroleum products;
sale and service of tires, batteries, automotive accessories and replacement
items; washing and lubrication services; the supplying of other incidental
automotive customer services and products; and the performing of automotive
maintenance and repair, excluding such repair as spray painting, body,
fender, axle, frame, major engine overhaul, or recapping/retreading
of tires. A service station may also include the operation of a convenience
food store. Service stations may sometimes be located in conjunction
with a gas/fuel station or convenience store use but only when the
gas/fuel station and convenience store uses are also allowable in
the zoning district.
A line parallel to a lot line, defining the building setback
required by this chapter.
The building setback line that is parallel to the front lot
line, located at a distance as required by this chapter.
The building setback line that is parallel to the rear lot
line, located at a distance as 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 detached, accessory structure which is incidental to a
permitted residential structure. Sheds typically sit on a simple concrete
slab, piers, or soil and are used to store household goods, tools,
and/or equipment. Sheds shall include but are not limited to tool
sheds, residential greenhouses, and pool equipment structures. All
nonresidential detached storage structures are defined as storage
buildings. See also "storage buildings."
A name, identification, description, display, illustration,
or device which is affixed or represented directly or indirectly upon
a building, structure, or land and which functions as an accessory
use by directing attention to a product, place, activity, person,
institution, or business. The following terms and definitions are
associated with the sign regulations contained in this chapter.
FRAME— A portable sign comprised of two separate panels or faces joined at the top and spread apart at the bottom to form the base on which the sign stands.
ADDRESSThe number or other designation assigned to a housing unit, business establishment, or other structure for all purposes of location, mail delivery, and emergency services. An address sign may include the name and address of the occupant of the premises.
AGRICULTURAL SALES SIGNA sign displayed on a farm by the owner or other operator thereof, for the purpose of identifying such farm or advertising products thereof.
ANIMATED OR MOVINGAny sign or part of a sign that changes physical position or light intensity by any movement or rotation or that gives the visual impression of such movement or rotation. Changeable copy signs as defined herein are not considered animated or moving signs.
ANIMATIONThe movement, or the optical illusion of movement, of any part of the sign structure, design, or pictorial segment including the movement of any illumination or the flashing, scintillating, or varying of light intensity. Also included in this definition are signs having "chasing action" which is the action of a row of lights commonly used to create the appearance of motion.
ARCADEA sign suspended beneath a ceiling of an arcade, a roof, or a 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.
AWNING, CANOPYAny sign that is a part of or attached to an awning, canopy, or other fabric, plastic or structural protective cover over a door, entrance, window, or outdoor service area. A marquee is not a canopy.
BANNERA sign or outside advertising display having the character, letters, illustrations, ornamentations, symbols, color, or visual representation applied to cloth, paper, vinyl, fabric, plastic, or like kind of malleable material with or without frame. National, state, or municipal flags, or the official flag of any institution or business, shall not be considered banners.
BILLBOARDA permanently installed sign identifying/advertising and/or directing the public to a business, merchandise, service, institution, residential area, or entertainment which is located, sold, rented, leased, produced, manufactured, and/or furnished at a place other than the real property on which said sign is located.
BUILDING IDENTIFICATIONA small pedestrian-oriented sign attached to a building, which bears only the name, number(s) and/or logo of the building but not the tenant and which is intended to be legible only from the pedestrian ways immediately adjacent to the sign.
CHANGEABLE COPYA sign that is designed so that characters, letters, or illustrations can be changed or rearranged manually to change the message on the sign without altering the face or surface of the sign.
CHANGEABLE COPY, BULLETINA type of changeable copy sign constructed to allow letters or symbols to be changed periodically such as those used by places of worship and schools to announce events.
CHANGEABLE COPY, REMOTEA sign that is designed so that characters, letters, or illustrations can be changed or rearranged remotely by electronic or other means to change the message or sign without altering the face or surface of the sign.
COMMERCIAL MESSAGEAny sign wording, logo, or other representation that, directly or indirectly, names, advertises, or calls attention to a business, product, service, or other commercial activity.
CONSTRUCTIONA temporary sign announcing the name of contractors, mechanics, or artisans engaged in performing work on the premises and only during active construction activities.
DEVELOPMENTA temporary sign erected during the period of construction and/or development of a property by the contractor and developer or their agent.
DIGITAL SIGNA computer programmable sign capable of displaying words, numbers, symbols, figures, or picture images that can be altered or rearranged by remote or automatically without physically altering the face or surface of the sign. These signs typically utilize light-emitting diode, plasma, or liquid crystal display technology to produce the character and graphic of the display. Digital signs shall include static alphanumeric displays and electronic message boards.
DIRECTIONAL, INCIDENTALA sign generally informational, that has a purpose secondary to the use of the lot or site on which it is located, such as "No Parking," "Entrance," "Exit," "One Way," "Loading Only," "Telephone," and other similar directives, and provided that such sign does not exceed five square feet. Directional, incidental signs shall be located only in conjunction with site drive entrances and/or internal traffic drive aisles.
ELECTRONIC MESSAGE BOARDA type of digital sign which displays messages, such as time and temperature, in alternating light cycles.
FLASHINGA sign that contains an intermittent or sequential flashing light source or has a light source which is not stationary, varies in illumination intensity, or contains elements which give the appearance of any of the aforementioned.
FREESTANDINGAny sign supported by structures or supports that are placed on, or anchored in, the ground and that are independent from any building or other structure.
GOVERNMENTALA sign, which is owned, installed, and maintained by the Borough or other governmental agency.
GROUND/MONUMENTA freestanding sign, which is completely self-supporting, has its sign face or base on the ground and has no air space, columns, or supports visible between the ground and the bottom of the sign. It shall not be attached to a pole or pylon, nor raised by mounting on a man-made berm, wall, or similar structure. Pole/pylon signs that have pole covers which extend from the base of the sign face to the ground shall not be considered ground/monument signs.
HOME OCCUPATION IDENTIFICATIONA sign containing only the name and address of the occupant of the premises and their occupation. No logos or other advertising shall be permitted.
ILLUMINATED SIGN, EXTERNALA sign lighted by or exposed to artificial lighting either by lights on or in the sign or directed toward the sign.
ILLUMINATED SIGN, INTERNALA sign containing a source of light contained within the sign structure or sign cabinet.
INFLATABLEA three-dimensional object, filled with air or gas, and located in such a manner as to attract attention.
MARQUEEAn integral part of the building consisting of a roof which is supported by the building and may also be supported by columns or piers, and which includes porches, porticos, and porte-cocheres, but does not include canopies or awnings.
MARQUEE SIGNA wall sign attached to a marquee.
MEMORIAL OR HISTORICAL PLAQUEA commemorative plaque(s) placed by a recognized agency of the Borough, county, state, or federal government.
MENU BOARD SIGNA sign that lists for consumers the various options of products, goods, or services provided by a business.
MURALA hand-painted, hand-tiled, or digitally printed restorative image on the exterior wall of a building that does not contain any commercial message. For definition purposes, a commercial message is any message that advertises a business conducted, services rendered, or goods produced or sold.
NITSThe measure of the light emanating from an object that is used to quantify digital sign brightness, which is calculated by the total amount of light emitted from a sign divided by the surface area of the sign measured as candelas per square meter.
NOTIFICATIONA sign bearing legal and/or lot notices such as no trespassing, private lot, no turnaround, safety zone, no hunting, or similar messages and signs posted by a governmental agency for the safety of the general public.
OFF-PREMISESA sign identifying/advertising and/or directing the public to a business, or merchandise, or service, or institution, or residential area, or entertainment which is located, sold, rented, leased, produced, manufactured and/or furnished at a place other than the real property on which said sign is located. However, billboard signs shall not be considered to be off-premises signs.
ON-PREMISESA sign or display that identifies or communicates a message related to the activity conducted, the service offered, or the commodity sold on the premises where the sign is located.
PANELThe primary surface of a sign that carries the identifying/advertising message.
PENNANTAny lightweight plastic, fabric, or other material, whether or not containing a message of any kind, suspended from a rope, wire, or string, usually in series, designed to move in the wind.
POLE/PYLON SIGNA freestanding sign erected on a pole, poles, pylon, or pylons, or other supporting structure where the bottom edge of a sign face is installed above the ground. Pole/pylon signs that have pole covers which extend from the base of the sign face to the ground shall not be considered ground/monument signs.
POLITICALA temporary sign which indicates the name, cause, or affiliation of a person seeking public or elected office or on which reference is made to an issue for which a public election or referendum is scheduled to be held.
PORTABLEAny sign not permanently attached to the ground or other permanent structure, or a sign designed to be transported, including, but not limited to, signs designed to be transported by means of wheels; signs converted to A- or T-frames; sandwich board signs; balloons used as signs; umbrellas used for advertising; and signs attached to or painted on vehicles parked and visible from the public ROW, unless vehicle is used in the normal day-to-day operations of the business.
PROJECTIONA sign, which reproduces a remote image, by optical or any other means, on any surface.
PUBLIC UTILITYSigns in connection with the identification, operation, or protection of any public utility, on the same lot therewith, provided that the total sign area on any one street frontage does not exceed eight square feet.
REAL ESTATE SIGNA temporary sign advertising the real estate upon which the sign is located as being for rent, lease, or sale. The signs may also bear the words "sold," "sale pending," or "rented" across their face.
RESIDENTIALAny sign located in a district zoned for residential uses that contains no commercial message except advertising for goods or services legally offered on the premises where the sign is located, if offering such service at such location conforms to all requirements of this chapter.
RESIDENTIAL DEVELOPMENT IDENTIFICATIONA permanent wall or freestanding ground sign containing the name and address of a plan of subdivision or a multifamily building or development. The sign shall contain no commercial message and if a ground sign, shall be located at the principal entrance or entrances of a development. The sign shall indicate that the development is located within the Borough by clearly stating "Borough of Glen Osborne" on the sign in lettering at least half the size of the lettering identifying the name of the development.
ROOF SIGNA sign erected on or attached to a roof or a sign attached to a building that projects above the highest point on a wall that supports the roofline.
SAFETY CONTROLPublic safety sign pursuant to federal, state, or local public safety regulations.
SECONDARY SIGNA sign located on a structure whereas the sign is intended for the advertisement of a product, service, or directions related to goods and/or service sold or provided on the subject property.
SIGN BASEThe support on which a sign face stands. The sign base shall not communicate any messages or include business identification.
SIGN FACEThe area or display surface, including the advertising surface and any framing, trim, or molding, used for the message on a single plane.
SIGN or SIGNBOARDAny writing, printing, painting, display, emblem, drawing, graphic, electronic display, computerized display, or other device designed to be viewed by the public, designed and intended for advertising, and the structure supporting the display.
SITE DEVELOPMENT SIGNA sign indicating that the premises is in the process of being subdivided and/or developed for the future construction of dwellings or other buildings before any actual construction activity has begun.
STATIC ALPHANUMERIC DISPLAYA type of a digital sign that is only capable of displaying numbers and letters and that is not designed or programmed to flash, blink, move, or display multiple messages over a preset time interval.
STREAMERA string or strip of miniature or full-size pennants or flags which may or may not be suspended between two points.
SUSPENDEDA sign which is suspended from a structure above into a vehicular or pedestrian access way, more than one foot from the surface on which it is mounted, and is mounted usually, but not always, at right angles to the building.
TEMPORARY SIGN, GENERALAny sign, banner, pennant, valance, or advertising display constructed of cloth, canvas, light fabric, cardboard, wallboard, or other light material, with or without frame, displayed for a period not exceeding 30 days. Temporary signs shall be permitted to advertise grand openings, distress sales, change in ownership; or temporary businesses which have been approved by the Zoning Officer, Planning Commission, Borough Council, or ZHB.
TIME-AND-TEMPERATURE SIGNA sign which indicates changing time and/or temperature.
TRAFFIC CONTROL SIGNA sign regulating traffic.
WALL SIGNAny sign painted, attached to, or affixed to a building or structure, attached flat against the wall surface, in such a way that only one face of a sign is visible. The sign may project outward no more than six inches from the wall of the building.
WINDOW SIGNAny sign, picture, symbol, or combination thereof, designed to communicate information about an activity, business, commodity, event, sale, or service that is temporarily affixed inside a window or upon the windowpanes or glass and is visible from the exterior of the window.
See "dwelling types," within the definition of "dwelling,"
in this section.
The original tract of land which exists prior to any subdivision
activity and which is the subject of an application for development,
as defined by the Subdivision and Land Development Ordinance (SALDO).[12]
The total area of all lots, ROWs, easements, open space,
and other features contained within the boundaries of a site. The
total project area is determined by a survey prepared by a registered
surveyor. The total site area may include multiple parcels. Also see
"lot area" in this section.
The face of an embankment or cut section or any ground whose
surface makes an angle with the plane of the horizon. Slopes are usually
expressed in a percentage based upon vertical differences in feet
per 100 feet of horizontal distance.
Slope stability analysis is a static or dynamic, analytical,
or empirical method to evaluate the stability of earth and rock-fill
dams, embankments, excavated slopes, and natural slopes in soil and
rock. Slope stability refers to the condition of inclined soil or
rock slopes to withstand or undergo movement.
A plan identifying the location and extent of topographic
gradient changes based upon contour intervals of not more than five
feet where the slope is greater than 10% and at intervals of not more
than two feet where the slope is 10% or less. Slopes shall be identified
by color or symbols.
A solar collection system consisting of one or more roof-
and/or ground-mounted solar collector devices and solar-related equipment,
and is intended to primarily reduce on-site consumption of utility
power. A system is considered a small solar energy system only if
it supplies electrical or thermal power solely for on-site use, except
that when a property upon which the facility is installed also receives
electrical power supplied by a utility company, excess electrical
power generated and not presently needed for on-site use may be used
by the utility company.
Items including a solar photovoltaic cell, panel, or array,
or solar hot air or water collector device panels, lines, pumps, batteries,
mounting brackets, framing, and possibly foundations used for or intended
to be used for collection of solar energy.
The intensity of sound, measured in dBa, and produced by
the operation of a permitted use.
An instrument standardized by the American Standards Association
for measurement of intensity of sound.
Any temporary display, sale of goods, use, or event that
is located outside of a principal building structure and is accessory
to the principal use of the lot that has the potential to create an
increase in traffic, congestion, and/or noise than that which is typically
caused by the principal use of the lot.
See "use, by special exception" as defined in this section.
A surfaced outdoor area accessory to a dwelling or dwellings,
used for playing sports, including, but not limited to, tennis, handball,
basketball, and similar sports.
Any vertical structure enclosing a flue(s) that carry off
smoke or exhaust from a furnace or other fuel-burning device, especially
that part of a structure extending above a roof.
Camouflaging methods applied to wireless communications towers,
antennae, and other facilities which render them more visually appealing
or blend the proposed facility into the existing structure or visual
backdrop in such a manner as to render it minimally visible to the
casual observer. Such methods include, but are not limited to, architecturally
screened roof-mounted antennae, building-mounted antennae painted
to match the existing structure and facilities constructed to resemble
trees, shrubs, and light poles.
Any portion of any lot which has a natural or finished slope
in excess of 8% shall be considered a steep slope and shall be subject
to these regulations, except that high walls remaining from mineral
removal activities shall be exempt from these regulations. Slope is
calculated based upon contours at intervals of not more than two feet.
Any structure, natural or man-made, that, due to its condition, design, or construction, conveys, stores, or otherwise affects stormwater runoff. Typical stormwater management facilities include, but are not limited to: detention and retention basins; open channels; storm sewers; pipes; and infiltration facilities. For the stormwater-related regulations, refer to the Borough Stormwater Management Ordinance, Chapter 117 of the Borough Code of Ordinances.
That portion of a building included between the surface of
any finished floor and the surface of the floor next above it, or
if there is no floor above it, then the space between any floor and
the ceiling next above it. In determining the number of stories for
purposes of height measurement, a basement shall be counted as a story
if the ceiling is more than five feet above the average adjoining
ground level at the front setback, and a mezzanine shall be counted
as a story if it covers 50% or more of the area of the story underneath
such mezzanine. An attic or a cellar shall not be counted as a story.
All land between ROW lines, whether public or private, and
whether improved or unimproved, which is intended to accommodate vehicular
traffic, including an avenue, drive, boulevard, highway road, freeway,
parkway, lane, viaduct, or other vehicular way. The term shall not
include the word "driveway."
ARTERIALA public street that serves large volumes of high speed and long-distance traffic.
BOROUGHA street adopted as a public street by the Borough or having become a Borough street as legally determined.
COLLECTORA public street which, in addition to providing access to abutting lots, intercepts local streets and provides a route for carrying considerable volumes of local traffic to community facilities and arterial roads.
LOCALA two-laned roadway which functions to give access to individual land parcels.
PRIVATEA street that privately owned and is not owned by the Borough, state, or county.
The length of the front lot line. See also "lot line."
Any tree planted within the ROW of a street. Street trees
are not the same as trees planted in the front yard of a residential
home or lot.
The wall of a building adjoining a sidewalk at the edge of
the street ROW; or architectural elements, such as walls, piers, pillars,
fences, colonnades, porches, and porticoes, in lieu of a building
wall when a building is set back from the street wall line.
Any change in the support members of a building such as bearing
walls, columns, beams, or girders; changes in the means of ingress
and/or egress; enlargement of floor area or height of a structure;
or relocation of a structure from one position to another.
Any man-made object having an ascertainable stationary location
on or in land or water, whether or not affixed to the land.
The vertical distance from the lowest finished grade level
to the peak of the roof.
The division or redivision of a lot, tract, or parcel of
land by any means into two or more lots, tracts, parcels, or other
divisions of land including changes in existing lot lines for the
purpose, whether immediate or future, of lease, partition by the court
for distribution to heirs or devisees, transfer of ownership or building
or lot development; provided, however, that the subdivision by lease
of land for agricultural purposes into parcels of more than 10 acres,
not involving any new street or easement of access or any residential
dwelling, shall be exempted.
SUBDIVISION, MAJORAny subdivision not classified as a minor subdivision; or is proposing the subdivision or development of three or more lots; or involves a planned development, any new street, or the extension of a utility or other Borough facility.
SUBDIVISION, MINORA subdivision of land that involves no more than two lots, provided that such subdivision does not involve a planned development, any new street, or the extension of a utility or other Borough facility. Minor subdivisions also include:
LOT CONSOLIDATIONThe consolidation of two or more lots into a smaller number of lots.
REVERSE SUBDIVISIONThe consolidation of two or more previously subdivided lots into a smaller number of lots.
LOT LINE REVISIONA subdivision that only involves the revision or adjustments of lot lines on previously recorded lots of record either for the purpose of transferring land between multiple property owners or consolidating existing lots, but in no instance creating additional new lots.
The Glen Osborne Borough Subdivision and Land Development Ordinance (SALDO), Chapter 121 of the Borough Code of Ordinances, as adopted and amended by the Borough Council.
A modification to an existing wireless communications facility
that substantially changes the physical dimensions of a tower or base
station and meets any of the following criteria:
For communications tower outside the public ROW, it increases
the height of the facility by more than 10%, or by the height of one
additional antenna array with separation from the nearest existing
antenna, not to exceed 20 feet, whichever is greater; for communications
towers in the ROW, it increases the height of the facility by more
than 10% or 10 feet, whichever is greater;
For communications towers outside the public ROW, it protrudes
from the edge of the WCF by more than 20 feet, or more than the width
of the tower structures at the level off the appurtenance, whichever
is greater; for those communications tower in the public ROW, it protrudes
from the edge of the structure by more than six feet;
It involves installation of more than the standard number of
new equipment cabinets for the technology involved, but not to exceed
four cabinets;
It entails any excavation of deployment outside the current
site of the communications tower; or
It does not comply with conditions associated with prior approval
of construction or modification of the communications tower unless
the non-compliance is due to an increase in height, increase in width,
or addition of cabinets.
The area of all lettering, wording, and accompanying designs
and symbols, together with the background on which they are displayed
(whether such background is open or enclosed), but excluding any supporting
framework and bracing which are solely incident to the display itself,
provided that the same do not contain such lettering, wording, designs,
or symbols. Where the sign consists of individual letters, designs,
or symbols attached to a building, awning, wall, or window, the area
shall be that of the smallest rectangle which encompasses all of the
letters, designs, and symbols. Where a sign consists of a double face,
only one side shall be considered for the purpose of calculating the
sign area, provided that both faces are identical.
A professional surveyor licensed in the State of Pennsylvania.
See "registered professional."
Any structure intended for swimming or recreational bathing
that contains water over 24 inches (610 mm) deep. This includes above
ground and in ground swimming pools as well as hot tubs and spas.
All swimming pools shall meet the requirements set forth in this chapter
and in the Borough adopted building codes.
A swimming pool, whether above ground or in ground, on private
property on which there is a family dwelling, the swimming pool being
an accessory use thereof.
Any use in which the primary purpose is the sale of alcoholic
beverages for on-premises consumption, which may or may not include
dancing. Taverns may include prepared food sales but such prepared
foods are typically accessory or incidental to the primary purpose
as a tavern.
Any use or structure that is an accessory to an existing
principal use on a lot intended to be used for less than six consecutive
months and located outside of the right-of-way, including, but not
limited to, construction or land sales trailers, tents, bleachers,
air supported structures, seasonal displays, PODS, dumpsters, and
similar structures. Structures intended to be used for more than six
months shall be considered permanent and shall meet the use and structure
requirements for permanent structures.
An approval prerequisite to final approval of a development
plan granted by the Borough Council in accordance with this chapter.
A structure that is used for the purpose of supporting one
or more antennae, including, but not limited to, self-supporting lattice
towers, guy towers and monopoles, utility poles, and light poles.
DAS hub facilities are considered to be tower-based WCFs.
See "dwelling types," within the definition of "dwelling,"
in this section.
A subset of hazardous substances, including pollutants that
after discharge and upon exposure, ingestion or inhalation by any
organism will cause death, disease, behavioral abnormalities, cancer,
genetic mutations, physiological malfunctions, physiological malfunctions,
or physical deformations in such organisms or their offspring.
A study, provided in letter or report format and prepared
by a professional engineer licensed in the Commonwealth of Pennsylvania,
that provides a review of existing conditions and the effects of a
proposed development or land use on site access and circulation as
well as new trips on roadways and intersections.
The attaching of development rights to specified lands which
are desired by a municipality to be kept undeveloped but permitting
those rights to be transferred from those lands so that the development
potential which they represent may occur on other lands where more
intensive development is deemed to be appropriate.
Any object of natural growth that is not a shrub or flower.
A map or site plan which illustrates the general layout of
proposed buildings, structures, driveways, and on-site areas on a
lot or tract of land, along with the design of landscaped areas, including
detail of the location, species, and trunk circumference of all legacy
trees which are to be retained or removed, trees which are to be planted
as replacement trees, and trees which are to retained on-site for
mitigation purposes.
The distance measured from the highest point of the wind
turbine rotor plane to the ground level.
See "dwelling types," within the definition of "dwelling,"
in this section.
Any purpose for which a building or other structure or a
tract of land may be designed, arranged, intended, maintained or occupied,
or any activity, occupation, business, or operation carried on in
a building or other structure or on a tract of land.
A use customarily incidental and subordinate to the principal
use and located on the same lot as the principal use.
An authorized use in a particular zoning district pursuant to Article VII of this chapter which may be granted only by the ZHB in accordance with express standards and criteria specified in this chapter after a public hearing.
The primary or predominant use to which the property is or
may be devoted, and to which all other uses on the premises are accessory.
See "public utility facility" in this section.
Within the terms of this chapter, utility systems shall be
defined as gas, electric, telephone, cable TV, and/or any such service
regulated by the Pennsylvania Public Utility Commission (PUC).
Relief granted by the ZHB from requirements of this chapter
and as authorized by the MPC.[13]
Any building, premises, and land in which or upon which a
business, service, or industry performs or renders a service involving
the maintenance, servicing, repair, or painting of vehicles weighing
less than 8,500 pounds Gross Vehicle Weight Rating (GVWR). Businesses
solely devoted to vehicle electronics repair and/or installation shall
be considered retail stores.
See "animal hospitals and veterinarian services" in this
section.
A structure primarily used for the storage of goods and materials
which also includes refrigeration and cold storage services. This
use does not include distribution centers.
Any impoundment of water by a public or private authority,
agency, or corporation for the purpose of providing water supply or
recreation to the general public.
Pennsylvania Wireless Broadband Collocation Act (53 P.S.
§ 11702.1 et seq.).
Those areas which are inundated by water with sufficient
frequency to support an assemblage of organisms that is adapted to
saturated or seasonally saturated soil conditions for growth and reproduction,
including, but not necessarily limited to, swamps, marshes, bogs,
sloughs, wet meadows, river floodplains, mud flats and wet prairies.
A wind-driven, direct-current generator used for charging
storage batteries.
A device such as a wind charger, wind turbine or windmill,
and/or other electric generation facility whose main purpose is to
convert wind power into another form of energy such as electricity
or heat, consisting of one or more wind turbine and other structures
and buildings, including substations, meteorological towers, electrical
infrastructure, transmission lines, and other appurtenant structures
and facilities.
A wind energy conversion system consisting of a wind turbine,
tower, and associated control or conversion electronics, and is intended
to primarily reduce on-site consumption of utility power. A system
is considered a small wind energy system only if it supplies electrical
power solely for on-site use, except that when a parcel on which the
system is installed also receives electrical power supplied by a utility
company, excess electrical power generated and not presently needed
for on-site use may be used by the utility company.
A device 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 device that runs on the energy generated by a wheel of
adjustable blades or slats rotated by the wind.
Transmissions through the airwaves, including, but not limited
to, infrared line of sight, cellular, PCS, microwave, satellite, or
radio signals.
The antennae, nodes, control boxes, towers, poles, conduits,
ducts, pedestals, electronics, and other equipment used for the purpose
of transmitting, receiving, distributing, providing, or accommodating
wireless communications services.
Any person that applies for a wireless communication facility
building permit, zoning approval, and/or permission to use the public
ROW or other Borough-owned land or property.
Any piece of equipment related to, incidental to, or necessary
for, the operation of a tower-based WCF or non-tower WCF. By way of
illustration, not limitation, "related equipment" includes generators
and base stations.
A freestanding structure, such as a tower-based WCF or any
other support structure that could support the placement or installation
of a WCF, if approved by the Borough.
A plant community composed predominantly of healthy trees
and other woody vegetation, well stocked, and growing more or less
closely together.
The portion of a lot between the principal building/structure
and the lot line. Where the configuration of a principal building/structure
or a lot makes it difficult to discern the location of yards, the
Zoning Officer shall establish such yards at his/her sole discretion.
(See Figure 1.)
A yard extending between side lot lines across the full lot
width from the front lot line to a line parallel to the front face
of the structure of the principal use of the lot. (See Figure 1.)
A yard extending between the side lot lines across the full
lot width from the rear lot line to a line parallel to the rear face
of the structure of the principal use of the lot. (See Figure 1.)
A yard extending from the front yard line to the rear yard
line parallel to the side lot line. (See Figure 1.)
A permit issued by the Zoning Officer which is required by
this chapter prior to: the commencement of a use; the construction,
reconstruction, alteration, remodeling, enlargement, movement, occupancy,
or use of a building, structure, or lot; the change in use of a building,
structure, or lot; any change to, or enlargement or extension of a
nonconforming use; and/or the construction, reconstruction, alteration,
or movement of a retaining wall.
A document signed and issued by the Zoning Officer upon a
request to certify the correct zoning district, the compatibility
of existing land uses, the compatibility of proposed land uses, and/or
the legal status of a nonconforming use, structure, or lot.
An area in the Borough in which regulations under this chapter
uniformly apply, including overlay districts.
The Zoning Hearing Board of Glen Osborne Borough, Allegheny
County, Pennsylvania as defined by and appointed in accordance with
the MPC, Act 247 of 1968, as amended by Act 170 of 1998 (53 P.S. § 10101
et seq., as may be amended from time to time).
The ZHB Solicitor shall be an attorney other than the Borough
Solicitor and shall not be employed within the same law firm as the
Borough Solicitor. The ZHB Solicitor shall be licensed as such in
the Commonwealth of Pennsylvania and represents the ZHB.
The Official Zoning Map delineating the zoning districts
of Glen Osborne Borough, Allegheny County, Pennsylvania, together
with all amendments subsequently adopted.
The designated official or authorized representative appointed
by the Borough Council whose duty it shall be to administer this chapter
and as identified in § 614 of the Pennsylvania MPC, Act
247 of 1968,[14] as amended by Act 170 of 1998 (53 P.S. § 10101
et seq., as may be amended from time to time).
The Glen Osborne Borough Zoning Ordinance, Ordinance No. 400, as amended, Chapter 155 of the Borough Code of Ordinances.
|
Figure 1: Yard Type Illustration
 |
|
Figure 2: ROW Lines
 |
[2]
Editor's Note: See Table 3, Authorized Principal Uses, in
§ 155-312(B)(4).
[3]
Editor's Note: See 53 P.S. § 13101 et seq.
[4]
Editor's Note: See 53 P.S. §§ 10701 through
10709-a and 53 P.S. §§ 10601 through 10619.2.
[6]
Editor's Note: See Table 3, Authorized Principal Uses, in
§ 155-312(B)(4).
[7]
Editor's Note: Ordinance No. 405 was superseded by Ord. No.
429.
[8]
Editor's Note: Ordinance No. 405 was superseded by Ord. No.
429.
[9]
Editor's Note: See 53 P.S. § 10909.1.
[11]
Editor's Note: See 65 Pa.C.S.A. § 701 et seq.
[13]
Editor's Note: See 53 P.S. § 10101 et seq.
[14]
Editor's Note: See 53 P.S. § 10614.
