[Ord. No. 745, 1/13/2026]
In addition to the following definitions, diagrams illustrating key lot area and dimensional terms may appear at the end of this Part. In the case of any difference in meaning or implication between the text of this chapter and any caption or illustration, the text shall prevail and control.
ACCESSORY STRUCTUREAny use, object, or structure constructed or installed on, above, or below the surface of a parcel, which is located on the same lot as a principal use, object or structure, and which is subordinate to or serves the principal use, object or structure, and is customarily incidental to the principal use, object or structure. Among other things, "accessory use" includes anything of a subordinate nature attached to or detached from a principal structure or use, such as fences, walls, sheds, garages, parking places, decks, poles, poster panels, and billboards. Except as otherwise provided in this chapter, an accessory use shall be a permitted use.
ADAPTIVE REUSEA. Purpose and Applicability. This section shall apply to historic 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 any zoning district within the Borough. The purpose of this section is adopted for the express purpose of encouraging the adaptive and flexible reuse of such buildings within the Borough that might otherwise not be permissible within the zoning district in which the building(s) is(are) located.
Permitted Reuses. Structures determined to meet the criteria of adaptive reuses may be reused for the following purposes by conditional use:
(2) Multiple-family dwelling.
Private clubs or social halls, provided there are no sales of alcohol on the premises.
Day-care facilities of all types.
Nursing or personal care homes.
Hospitals and medical clinics for humans.
Civic or cultural building.
Other such uses as determined appropriate upon the recommendation of the Planning Commission and approval of the Borough Council.
Standards for Exterior Alterations. It shall be a condition of this adaptive reuse that all exterior alterations shall meet standards for historic preservation if the property is considered historic. Properties not required to meet the standards for historic preservation shall make exterior alterations generally consistent with the original structure's architecture and the neighborhood in which it is located.
Signage shall be limited to the type normally permitted in the district.
Parking shall meet the requirements of §
27-1102, Parking; provided, however, that parking may be provided on lot or within 500 feet of the building entrance if sufficient public or on-street spaces are available.
ADJACENT PROPERTYProperty that is contiguous with, or directly across a public street or other right-of-way from, the boundaries of any side of the subject property.
ADULT ARCADEAny place to which the public is permitted or invited wherein coin-operated, slug-operated, or for any form of consideration, or electronically, or mechanically controlled still or motion-picture machines, projectors, videos, or other image-producing devices are maintained, not located within viewing booths, to show images to five or fewer persons per machine at any one time, and where the images so displayed are distinguished or characterized by the depicting or describing of specified sexual activities or specified anatomical areas.
ADULT BOOKSTORE, ADULT NOVELTY STORE or ADULT VIDEO STOREA. Books, magazines, periodicals or other printed material, photographs, films, motion pictures, videocassettes or video reproductions, slides, CD ROM or DVD discs or other computer software, or other visual representations which are characterized by the depiction or description of specified sexual activities or specified anatomical areas.
Instruments, devices, or paraphernalia which are designed for use in connection with specified sexual activities.
ADULT BUSINESSA. Any commercial establishment including, but not limited to, adult bookstores; adult motion-picture theaters; adult mini motion-picture theaters; adult entertainment cabaret; adult arcade; or other adult entertainment establishments in which is offered for sale, as a substantial or significant portion of its stock-in-trade, videocassettes, movies, books, magazines, or other periodicals or other media which are distinguished or characterized by their emphasis on nudity or sexual conduct or activities which if presented in live presentation would constitute adult entertainment.
Any commercial establishment that offers, for a consideration, physical contact in the form of wrestling or tumbling between persons of the opposite sex.
Any commercial establishment that offers, for a consideration, activity between male and female persons and/or persons of the same sex when one or more persons are nude or seminude.
Any commercial establishment that offers, for a consideration, nude human modeling.
An establishment shall include any of the following:
(1) The opening or commencement of any sexually oriented business as a new business.
The conversion of an existing business, whether sexually oriented or otherwise, to any sexually oriented business.
The addition of any sexually oriented business to any other existing business either sexually oriented or otherwise.
The relocation of any sexually oriented business.
ADULT CABARETA nightclub, bar, restaurant, or other commercial establishment which regularly features:
A. Persons who appear in a state of nudity or semi-nudity.
Live performances which are characterized by the exposure of specified anatomical areas or by specified sexual activities.
Films, motion pictures, videocassettes, DVDs, slides, or other photographic reproductions or visual presentations of any other kind which are characterized by the depiction or description of specified sexual activities or specified anatomical areas.
ADULT ENTERTAINMENT ESTABLISHMENTAny theater, magazine shop, bookstore or other establishment which at any time displays motion pictures, video tapes, books, magazines, or any form of live entertainment of a sexual nature or content; including, but not limited to, the display of any motion picture, video tapes, book, magazine, dancing or any other form of live "entertainment" which is "X-rated," has been judged to be pornographic or obscene, depicts any live or simulated sex act, or includes exposed male or female genitalia in an aroused state.
ADULT MINI MOTION-PICTURE THEATERAn enclosed building or structure offering video presentations or other visual media distinguished or characterized by an emphasis or matter depicting, describing, or relating to "sexual activities" or "nudity," as defined herein, for observation by patrons within private viewing booths.
ADULT MOTION-PICTURE THEATERA commercial establishment where, for any form of consideration, films, motion pictures, videocassettes, slides, or similar photographic reproductions or visual presentations of any kind are regularly shown which are characterized by the depiction or description of specified sexual activities or specified anatomical areas.
ADULT THEATERA theater, concert hall, auditorium, or similar commercial establishment which regularly features persons who appear in a state of nudity or semi-nudity, or live performances which are characterized by the exposure of specified anatomical areas or by specified sexual activities.
AFTER-HOURS CLUBA use that permits the consumption of alcoholic beverages by five or more unrelated persons between the hours of 2:00 a.m. and 6:00 a.m. and involves some form of monetary compensation paid by such persons for the alcohol or for the use of the premises.
AGRICULTURAL ACTIVITIESActivities including, but not limited to, livestock and poultry raising; field, row and tree crops; forest and tree products; the sale of products produced on the premises; and other customary farm structures. Not included are farm-oriented commercial or industrial activities or operations, such as food or livestock processing plants, holding pens, slaughterhouses, or similar uses which handle products not produced on the immediate premises.
AIRPORTAny area of land or water, whether of public or private ownership, designed and set aside for the landing and taking off of aircraft, including all contiguous property that is held or used for aviation purposes.
ALLEYA public or private right-of-way which has a width of 15 feet or less and which is designed to provide secondary access to a lot or lots.
ALTERATIONAs applied to a building or structure: a change or rearrangement in the structural parts or in the exit facilities; an enlargement, whether by extending on a side or by increasing in height; the moving from one location to another; or any change in use from that of one zoning district classification to another.
ALTERATION, STRUCTURALAny change in the supporting members of a building such as bearing walls, columns, beams, girders, or foundations.
AMPHITHEATERAn oval or round structure having tiers of seats rising gradually outward from a central open space or arena.
AMUSEMENT ARCADEA. If an accessory use, any establishment where two or fewer amusement devices are located.
If as a principal use, any establishment where three or more amusement devices are located.
AMUSEMENT DEVICEAny mechanical; electrical; or electromechanical device, machine, or apparatus whatsoever for the playing of games and amusements, or upon which games are played, or any device on which music is played after the insertion therein of a coin or other disc, slug or token, or for which fees are paid to an attendant. Such devices or apparatus are commonly known as "pinball machines," "video games," and "jukeboxes."
AMUSEMENT PARKAn establishment existing primarily for entertainment purposes and offering rides and exhibitions for a fee.
ANIMAL CEMETERYAny site containing at least one burial, either marked or previously marked, dedicated to and used or intended to be used for the permanent burial of animals.
ANIMAL DAY CAREA facility that cares for pet animals for less than 12 consecutive hours in the absence of the pet owner or a facility that cares for pet animals in training with or without the facility owner receiving compensation for such services (see also "kennel").
ANIMAL HOSPITALA place 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 (also see "kennel").
ANSIThe American National Standards Institute.
ANTENNAAn exterior device or apparatus designed for cellular, digital, telephone, radio, pager, commercial mobile radio, television, microwave, or any other wireless communications through the sending and/or receiving of electromagnetic waves, including, without limitation, omnidirectional or whip antennas and directional or panel antennas. Unless otherwise stated, this term shall not include a standard antenna.
ANTENNA HEIGHTThe vertical distance from the base of the antenna support structure at grade to the highest point of the structure, including any antennas attached thereto or forming a part thereof. If the support structure is on a sloped grade, then the average between the highest and lowest grades shall be used in calculating the antenna height.
ANTENNA, STANDARDA device, partially or wholly exterior to a building, that is used for receiving television or radio signals for use on site or for transmitting shortwave or citizens band radio signals. See also "commercial communications tower or antenna."
APPLICANTA landowner or developer, as hereinafter defined, who has filed an application for development including his heirs, successors, and assigns a lease.
APPLICATION FOR DEVELOPMENTEvery 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.
APPURTENANCESThe visible, functional, or ornamental objects accessory to and part of buildings.
ARCHITECTAn architect registered by the Commonwealth of Pennsylvania.
AREA, BUILDINGThe gross area of the building from outside wall to outside wall. This is exclusive of patios and stairways.
AREA, SITEThe gross total area of the lot or lots comprising a site.
ARIThe Air-Conditioning and Refrigeration Institute.
ART GALLERYA structure, or part thereof, devoted to the exhibition of visual works of fine art. Art galleries generally include accessory services such as the sale or purchase of displayed works; custom framing or encasement of art works; and services related to art appraisal, display, preservation, or restoration.
ASTMThe American Society for Testing and Materials.
AUTHORITYA body politic and corporate created pursuant to the act of May 2, 1945 (P.L. 382, No. 164), known as the "Municipality Authorities Act of 1945."
AUTO BODY SHOPAny building, premises, or land in which or upon which a business performs major or minor repair including, but not limited to, service, painting, and rebuilding or reconditioning of motor vehicles or parts thereof, including collision (body and frame).
AUTO PARTS STOREAny person or establishment engaged in the sale of automotive parts either wholesale or to the public.
AUTO REPAIR, AUTO SERVICEAny building, premises, or land in which or upon which a business, service, or industry performs or renders a service involving the maintenance, servicing, or repair (not including commercial motor vehicle repair or Automotive Body Shop).
AUTOMOBILE DETAIL SHOPAny building, premises, or land in which or upon which a business or individual performs or renders a service involving the detailing and servicing of an automobile or other motor vehicle. Detailing and servicing shall include any cleaning, buffing, striping, glass replacement, and audio installation or repair. Automobile detail shall not include any service defined as "automobile repair."
AUTOMOTIVE, MOBILE HOME, BOAT, EQUIPMENT, CAMPER OR TRAILER SALESThe offer for sale, rental, or lease of new or used motor vehicles, mobile homes, boats, campers or trailers; may include offices, showrooms and service/repair areas; provided any area for service/repair is contained completely within an enclosed building and provided all items offered for sale, rental or lease are displayed and offered only on the premises.
BAKERY, RETAILA place for preparing, baking, and selling baked goods and products prepared on the premises.
BASEMENT or CELLERThe portion of a building which is partly or completely, or having a floor, below grade on all sides.
BED-AND-BREAKFAST INNAny single-family dwelling which is the principal residence of the owner/operator where no more than four sleeping rooms are offered to transient overnight guests for compensation and where the only meal available to overnight guests is breakfast. This use shall not include group homes or Short-Term Rental.
BEVERAGE DISTRIBUTORAny person or establishment engaged in the sale of beverages to the public where no consumption or only minor consumption incidental to the principal use of the site is permitted. Taverns, bars, and restaurants that serve alcohol are not considered beverage distributors. Grocery stores, six-pack shops, and similar establishments that sell beverages and may permit consumption on site shall be considered a beverage distributor. Beverage distributors may include any manufacturer who engages in these sales at the location where the beverage is manufactured.
BILLBOARDAny off-premises sign which advertises an establishment, activity, person, product, or service which is unrelated to or unavailable on the premises on which it is situated, and which may be either freestanding, attached to, or applied directly to the surface of a building or other structure.
BOARDAny body granted jurisdiction under a land use ordinance or by the PA MPC to render final adjudications.
BOARDINGHOUSEAny building, structure, or part thereof, in which more than four sleeping rooms are provided by the owner or operator for compensation to transient or non-transient individuals and where meals are available or provided. A boardinghouse shall not include dormitories, fraternity or sorority houses, or any residence that provides personal services associated with group residences, group care facilities, transitional dwellings, or personal care homes as defined by this chapter.
BOOK AND VIDEO STOREA retail establishment devoted primarily to selling or renting any of the following: newspapers, magazines, books, and other printed material or video recordings.
BOROUGHThe Borough of West Homestead, Allegheny County, PA.
BROADCAST AND RELAY TOWERSA freestanding support structure, attached antenna, and related equipment intended for transmitting, receiving, or retransmitting commercial television, radio, telephone, cellular or other telecommunication services.
BUFFER AREAA landscaped area of a certain depth specified by this chapter which shall be planted and maintained in trees, grass, ground cover, shrubs, bushes, or other natural landscaping material or an existing natural or constructed natural barrier which duplicates the effect of the required buffer area.
BUILDINGA structure used for sheltering any use or occupancy.
BUILDING ACCESSORYAny subordinate building detached from, but on the same lot as, the principal building; the use of which is incidental and accessory to that of the main building or use.
BUILDING CODEThe West Homestead Borough Uniform Construction Code Ordinance.
BUILDING FACADEThe portion of any exterior elevation on the building extending from finished grade to top of the parapet, wall, or eaves and is the entire width of the building elevation.
BUILDING FRONTThe wall of the building where the principal entrance is located, usually fronting on a public street.
BUILDING HEIGHTThe vertical distance measured from the average elevation of the proposed finished grade at the front of the building to the highest point of the roof for flat roofs, the deck line of mansard roofs, and the mean height between eaves and ridge for gable, hip, and gambrel roofs.
BUILDING INSPECTORThe person appointed by Council to review and approve all proposed plans for new construction in the Borough to assure compliance with all applicable construction standards, monitor construction progress in accordance with the approved plans, and to issue a certificate of occupancy certifying completion of the project in accordance with the approved construction plans and all applicable construction standards.
BUILDING LINE, MINIMUMA line parallel to the street right-of-way line, at a distance there from equal to the depth of the front yard required for the zoning district in which the lot is located. No portion of any building shall encroach over the building line except as otherwise permitted in this chapter.
BUILDING PERMITA permit for activities regulated by the Uniform Construction Code as adopted by West Homestead Borough including construction, alteration, repair, demolition, or an addition to a structure.
BUILDING, PRINCIPALThe building or buildings on a lot in which the principal use or uses are conducted.
BULK AND AREA REQUIREMENTSThe term used to describe the requirements outlining the size of permitted structures in a district and the relationship between permitted structures, required open space, required buffer areas, and lot lines. Requirements may include standards outlining the maximum or minimum size and dimensions of permitted structures, zoning lots, yard areas, buffers, or other open spaces.
BUSINESS SERVICESAny profit-making activity which renders services primarily to other commercial or industrial enterprises, or which services and repairs appliances and machines used in homes and/or businesses. Business services generally include, but are not necessarily limited to, advertising and public relations services, management and consulting services, security and maintenance services, equipment rental/leasing, and computer and data processing related sales and services.
CANOPYAny lightweight structure attached to the ground and/or to a wall and which is extended over a sidewalk or other pedestrian walkway, where such structure is used primarily for purposes of shelter and not advertising.
CAR RENTALAny person or establishment engaged in the business of renting cars either for private use or to the general public.
CAR WASH, AUTOMATICA structure where chairs, conveyors, blowers, steam cleaners, or other mechanical devices are used for the purpose of washing motor vehicles and where the operation is generally performed by an attendant.
CAR WASH, SELF-SERVICEA structure where the washing, drying, and polishing of vehicles is generally on a self-service basis without the use of chain conveyors, blowers, steam cleaning, or other mechanical devices.
CARE FACILITIES AND SENIOR HOUSINGAn 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."
CARE FACILITY AND SENIOR HOUSING TYPESA. 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.
B. 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 nonmulti-family dwelling units.
C. LIFE CARE COMMUNITYA corporation or association or other business entity that, in exchange for the payment of entrance and monthly fees, provides:
(1) Residential accommodation(s) 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.
D. 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.
E. RETIREMENT HOUSING FACILITYA multi-family dwelling facility intended for senior citizens. Typically, each person or couple in the home has an apartment style room or suite of rooms.
CARPORTAny structure used for the shelter of a vehicle, which includes a roof attached to the side or back of the principal building and/or is supported by columns and which is substantially open to light and air on two or more sides.
CARTWAYThat portion of a street or alley intended for vehicular use.
CEMETERY AND MAUSOLEUMSAny 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.
CERTIFICATE OF OCCUPANCYA certificate of use, occupancy, and compliance issued by the chief building officer upon site inspection, attesting that the structure and/or the proposed use:
A. Meets all requirements of this chapter.
Complies with all approved and completed construction plans in accordance with applicable construction standards.
May be occupied for the specific proposed use.
CHILD DAY CAREAdministering to the needs of infants, toddlers, pre-school children, and children outside of normal school hours by persons other than the parents; guardians; custodians; or relatives by blood, marriage, or adoption of the children for any part of the 24 hour day at a location other than the child's personal residence.
CHURCHSee "places of worship."
CIVIC USEA public or private not-for-profit use, such as a meeting hall, fire station, mail facility, post office, school, church, library, museum, or other like-type place, that is a community facility.
CLEAN WOODNatural wood which has been seasoned to reduce its water content and provide more efficient combustion. The term "clean wood" does not include wood coated with paint, stain, oil, resin, or any other preservative, fire retardant, or decorative materials; impregnated with preservatives or fire retardants; exposed to salt water; nor manufactured with the use of adhesives, polymers or resins, such as strand, particle, veneer, and recycled lumber.
CLEAR SITE TRIANGLEA triangular area of unobstructed vision as defined by PennDOT Publication No. 70M, Guidelines for the Design of Local Roads and Streets.
CLOSED HORIZONTAL LOOP GEOTHERMAL SYSTEMA mechanism for heat exchange which consists of the following basic elements: underground loops of piping; heat transfer fluid; a heat pump; and an air distribution system. An opening is made in the earth and a series of pipes are installed into the opening and connected to a heat exchange system in the building. The pipes form a closed loop and are filled with a heat transfer fluid which is circulated through the piping from the opening into the heat exchanger and back. The system functions in the same manner as the open loop system except there is no pumping of groundwater. A horizontal closed loop system shall be no more than 20 feet deep.
CLOSED VERTICAL LOOP GEOTHERMAL SYSTEMA borehole that extends beneath the surface consisting of pipes with U-bends at the bottom of the borehole. The pipes are connected to the heat exchanger and heat transfer fluid is circulated through the pipes.
CLUBS/LODGESBuildings and related facilities owned and operated by an individual or a group of individuals established for fraternal, social, educational, recreational, or civic benefits of members, and not primarily for profit. Access to facilities is typically restricted to members and their guests.
CLUSTERA development design technique used in planned residential development that concentrates buildings on a part of the site to allow the remaining land to be used for recreation, common open space, and preservation of environmentally sensitive areas.
CO-LOCATIONThe placement and arrangement of multiple antenna and equipment on a single support structure and equipment pad area.
COLLEGE/UNIVERSITYAn institute of higher learning that may offer two-year or four-year programs and/or postgraduate programs.
COMMERCIAL COMMUNICATIONS TOWER OR ANTENNAA 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 antennas shall include, but are not limited to, antennas 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. This term shall not include a standard antenna.
COMMERCIAL LAUNDRYAn establishment where clothes/items are laundered or cleaned in exchange for a fee.
COMMERCIAL MOTOR VEHICLEVehicles that have a gross vehicle weight rating (GVWR) in excess of 33,000 pounds and generally require a commercial driver's license to operate.
COMMERCIAL MOTOR VEHICLE REPAIRAny building, premises, or land in which or upon which a business, service, or industry performs or renders a service involving the maintenance, servicing, repair, or painting of a commercial motor vehicle.
COMMERCIAL RECREATION, OUTDOORAn establishment operated by a profit-making corporation, partnership, or other business entity for the pursuit of sports, amusement and recreational activities, available to the general public for a fee, where the principal use is outdoors, but which may include accessory uses that are indoors, including, but not limited to, such principal uses as miniature golf courses, golf or batting practice facilities, ice rinks, roller blade parks, swimming pools, sports playing fields, ballparks, stadiums, amphitheaters, drive-in theaters, amusement parks, racetracks, and similar facilities.
COMMERCIAL RECREATION, INDOORAn establishment operated by a profit-making corporation, partnership, or other business entity for the pursuit of sports, amusement and recreational activities, available to the general public for a fee, where the principal use is conducted entirely within a completely enclosed building, including, but not limited to, such principal uses as health or racquet and/or swim clubs, fitness centers, roller or ice rinks, karate schools, gymnasiums, arenas, sports courts or playing fields, bowling alleys, amusement arcades, virtual reality and simulation gaming parlors, billiard parlors, shooting ranges, dance halls, live or motion-picture theaters, but not including any adult business.
COMMON OPEN SPACEA parcel or parcels of land or an area of water or a combination of land and water within a development site and designed and intended for the use or enjoyment of residents of a development, not including streets, off-street parking areas, and areas set aside for public facilities.
COMMUNICATIONS TOWERAny structure, whether freestanding or attached to a building, designed to support multiple communications antennas, including monopole, self-supporting and guyed towers, and one or more of the following mounts for antennas: rotatable platform, fixed platform, multipoint or side-arm mounts, and pipe mounts for microwave dish antennas.
COMMUNITY CENTERA building used for recreational, social, educational and cultural activities, usually owned and operated by a public or nonprofit group or agency.
COMMUNITY FOOD BANKA charitable organization that solicits and warehouses donated food and other products. This food is then distributed to a variety of community agencies which serve people in need. A community food bank is considered an accessory land use.
COMPREHENSIVE PLANThe Comprehensive Plan of the Borough which guides the physical development of the Borough and which consists of maps, charts, and textual matters in accordance with the provisions of the Pennsylvania Municipalities Planning Code.
CONDITIONAL USEA use permitted in a particular zoning district pursuant to the provisions in Article VI of the MPC.
CONVERSION DWELLINGConversion of single-family, two-family, and multifamily dwellings which increases the number of dwelling units.
COUNCILThe Council members of West Homestead Borough, Allegheny County, Pennsylvania.
COUNTYAllegheny County, Pennsylvania.
DATA CENTERA building or buildings which are occupied primarily by computers and/or telecommunications and related equipment where digital information is processed, transferred and/or stored, primarily to and from offsite locations. This use does not include computers or telecommunications related equipment that is secondary and customarily incidental to an otherwise permitted use on the property, such as servers associated with an office building. This use shall also include cryptocurrency mining, blockchain transaction processing, and server farms. A Data Center may include Data Center Accessory Uses.
DATA CENTER ACCESSORY USEAncillary uses or structures secondary and incidental to a Data Center use, including but not limited to: administrative, logistical, fiber optic, storage, and security buildings or structures; sources of electrical power such as generators used to provide temporary power when the main source of power is interrupted; electrical substations; utility lines; domestic and non-contact cooling water and wastewater treatment facilities; water holding facilities; pump stations; water towers; environmental controls (air conditioning or cooling towers, fire suppression, and related equipment); security features, provided such data center accessory uses/structures are located on the same tract or assemblage of adjacent parcels developed as a unified development with a Data Center. The use shall not include energy generation systems used or intended to be used to supply power to the Data Center during normal operations.
DAY CARE, HOME-BASEDA facility, licensed by the Commonwealth of Pennsylvania, located within a home for the purpose of providing child-care services for up to six children unrelated to the operator during part of a 24-hour day.
DAY-CARE CENTER, NON-HOME-BASEDA facility, licensed by the Commonwealth of Pennsylvania, located within a building which is not used as a dwelling unit, for the care, during part of a 24-hour day, of children under the age of 16 or handicapped or elderly persons.
DECIBELA 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.
DECKA 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.
DEMOLITION BUSINESSA business that demolishes structures, including houses and other buildings, in order to salvage building materials, and stores those materials before disposing of them.
DENSITYThe number of dwelling units per acre.
DEVELOPERAny landowner, agent of such landowner, or tenant with the permission of such landowner who makes a subdivision of land or a land development.
DEVELOPMENTAny man-made change to an improved or unimproved land or water area, including, but not limited to, construction of buildings or structures or additions thereto, mining, dredging, filling, grading, paving, excavation, or drilling operations.
DEVELOPMENT PLANThe provisions for development, including a planned residential development; a plat of subdivision; all covenants relating to use; location and bulk of buildings and other structures; intensity of use or density of development, streets, ways and parking facilities, common open space and public facilities. The phrase "provisions of the development plan" when used shall mean the written and graphic materials referred to in this definition.
DISTRIBUTION FACILITIESAny establishment in which goods manufactured on-site or off-site are temporarily stored within an enclosed building or fenced outdoor area prior to being picked up for delivery to retail or wholesale businesses or the ultimate purchaser.
DRILLING PADThe area of surface operations surrounding the surface location of a well or wells.
DRIVE-IN RESTAURANTA restaurant with or without a drive-through, where the food is primarily brought to and consumed within a patron's vehicle. An outdoor seating area may be provided.
DRIVE-IN THEATERA structure consisting of a large outdoor screen, a projection booth, and a large parking area for automobiles. Within this enclosed area, customers can view movies from the privacy and comfort of their cars.
DRIVE-THROUGH FACILITYDrive-through facilities shall be considered principal uses which are attached to another authorized principal use which involves a window, service lane, bay, or other facility where customers are providing services either inside or outside their vehicles and where cars may or may not wait in line to access these services. Services include, but are not limited to, drive-in or drive-through windows at fast-food restaurants, banks, drugstores, exterior automated teller machines (ATMs), quick oil change facilities, car washes and similar automotive services and other such facilities.
DRIVEWAYA private area which provides vehicular access to a parking space, garage, dwelling, or other structure.
DWELLINGA building that contains dwelling units intended or designed to be used, rented, leased, let, or hired out to be occupied for living purposes.
DWELLING TYPESA. ACCESSORY DWELLING UNITA separate and accessory living space that is attached or detached to the primary residence. Attached accessory dwelling units typically include living, sleeping, kitchen, and bathroom facilities that are accessed from a lockable entrance door.
B. ACCESSORY APARTMENT UNITA separate and accessory living space that is attached to the primary use. Accessory apartment units typically include living, sleeping, kitchen, and bathroom facilities that are accessed from a lockable entrance door.
C. APARTMENT BUILDINGA residential building comprised of multifamily dwelling units containing four or more stories.
D. 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 mother-in-law suites, which are primarily intended to house family members.
E. GARDEN APARTMENTA multifamily residential building, no more than three stories in height, containing three or more dwelling units that 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.
F. MODULAR DWELLINGSA factory-fabricated single-family dwelling that is delivered to its site in at least two sections which are set upon a permanent foundation and the sections joined together. Such dwellings shall be certified as meeting the minimum standards for manufactured housing in Pennsylvania. Modular dwellings shall be permitted wherever single-family dwellings are allowed, provided they are installed on a permanent foundation and connected to all available utilities.
G. MULTIFAMILYA residential building designed exclusively for occupancy by three or more families living independently of each other and containing three or more separate dwelling units but not including single-family attached dwellings.
H. 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.
I. SINGLE-FAMILY ATTACHEDTwo or more dwelling units with common walls between the units. Single-family attached units may include duplex or townhouse dwellings.
J. SINGLE-FAMILY DETACHEDA single-family dwelling that is not attached to any other dwelling by any means and is surrounded by open space or yards.
K. TOWNHOUSEA single-family attached dwelling unit constructed in a group of three or more attached units in which each unit extends from the foundation to roof and with open space on at least two sides.
L. TWO-FAMILY (DUPLEX)A detached house designed for and occupied exclusively as the residence of not more than two families, each living as an independent housekeeping unit.
DWELLING UNITA single unit providing complete, independent living facilities for one or more people, including permanent provisions for living, sleeping, eating, cooking, and sanitation.
EDUCATIONAL INSTITUTIONA structure, part of a structure, or structures designed and used for training and teaching of children, youths, or adults, including laboratories appurtenant thereto.
ELECTRONIC SIGN PANELA computerized digital message panel using light-emitting diodes or similar technology which displays an advertising message and can be remotely controlled by the owner or operator and not require display lighting to show its message.
ENFORCEMENT NOTICEA notice as provided in Section 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.
The United States Environmental Protection Agency or any agency successor thereto.
ESSENTIAL SERVICES or ESSENTIAL PUBLIC UTILITY SERVICESUtility or municipal uses that are necessary for the preservation of public health and safety and that are routine, customary, and appropriate to the character of the area in which they are to be located. Essential services shall include the following and closely similar facilities: sanitary sewage lines, waterlines, electric distribution lines, stormwater management facilities, cable television lines, natural gas distribution lines, fire hydrants, streetlights, and traffic signals. Essential services shall not include a central sewage treatment plant, a solid waste disposal area or facility, commercial communications towers, a power-generating station, septic or sludge disposal, offices, storage of trucks or equipment, or bulk storage of materials.
FAMILYAn individual; two or more people related by blood, marriage, or adoption; or not more than three unrelated persons living as a single housekeeping unit. A family may also include domestic servants and gratuitous guests. The foregoing restrictions do not apply to persons with disabilities as defined in the Fair Housing Act, 42 U.S.C. §
3601 et seq.
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.
FENCEIncludes any barrier, screen, or other structure constructed of materials other than shrubbery, trees or other vegetation and erected for the purpose of protection, confinement, enclosure, separation, or privacy.
FINANCIAL INSTITUTIONSBanks, savings-and-loan associations, and similar institutions that lend money or are engaged in a finance-related business.
FLAGAny fabric containing distinctive colors, patterns, or symbols, that may be used as a symbol of the United States of America, the Commonwealth of Pennsylvania, the County of Allegheny County, West Homestead Borough. A flag is not a sign.
FLEA MARKETAn open area delineated by metes and bounds, either inside a building or outdoors, containing stalls, kiosks or booths, designated for use as sales of used merchandise. This will not be deemed to include casual, yard, or garage sales.
FLOODPLAINAreas adjoining any rivers, streams, ponds, or lakes subject to the 100-year-recurrence-interval flood as delineated by the U.S. Army Corps of Engineers or subject to erosion caused by a 100-year-recurrence-interval flood, as well as any areas identified in the future by anyone else experienced and expert in the preparation of hydrological studies and the determination of flood lines subject to the review and approval of a professional engineer selected by the Borough.
FLOOR AREA, GROSSThe sum of all the horizontal floor areas of a building, measured between exterior faces of walls.
FLOOR AREA, NETThe 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.
FUNERAL HOMEA 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 as an accessory use.
GARAGE, PRIVATEAn accessory building or a portion of the principal building, not accessible to the general public, designed or used for shelter or storage of private vehicles and personal property of the occupants of the principal building and that may include the shelter or storage private vehicle owned and used by primary land occupant.
GARAGE, PUBLIC PARKINGA building or structure available to the general public in which motor vehicles are temporarily stored but which is not used for the repair or maintenance thereof.
GARDEN CENTERA building, site, or structure used for the sale of flowers, plants, shrubs, trees and other natural flora and associated products.
GAS STATIONA building(s), premises or portions thereof which are used, arranged, designed, or intended to be primarily used for the retail sale of gasoline or other fuel for motor vehicles. Gas stations may include the operation of a convenience food store in conjunction with the retail sale of petroleum products.
GAZEBOA freestanding accessory structure with a roof usually open on the sides.
GENERAL COMMERCEAny authorized commercial use which is not included in the definition of "commercial recreation," "shopping center," "retail business," "personal service," or "business service."
GEOTHERMAL BOREHOLESA hole drilled or bored into the earth into which piping is inserted for use in a closed vertical loop geothermal system.
GEOTHERMAL ENERGY SYSTEMAn energy-generating system that uses the Earth's thermal properties in conjunction with electricity to provide greater efficiency in the heating and cooling of buildings.
GOLF COURSEAny golf course, publicly or privately owned, on which the game of golf is played, including accessory uses and buildings customary thereto, but excluding golf driving ranges as defined herein.
GOLF DRIVING RANGEA limited area on which golf players do not walk but instead where golf balls are driven from a central driving tee.
GRAIN SILOA structure for storing bulk materials such as grain or fermented feed known as "silage." Other items often used for bulk storage include coal, green feeds, and wood chips.
GREENHOUSEA facility for the growing of flowers, plants, shrubs, trees, and other natural flora and products that aid their growth and care. Greenhouses do not include retail sales of items grown or produced although greenhouse structures may be permitted with uses where the sale of the material grown and produced on site is permitted (e.g., garden center).
GROCERY STOREA retail store, the primary function of which is the sale of staple foods and other basic life necessities.
GROUP CARE FACILITYA. A facility which provides room and board and specialized services for:
(1) 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 disturbed 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, which may or may not reside at the facility, shall be qualified by the sponsoring agency and will 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.
GROUP HOMEA 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 are in need of supervision and specialized services, with 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.
HEALTH SPAA commercial recreation and entertainment facility or private club which has, as a principal use, a gymnasium, swimming pool, or other sports facility and which may offer massages, whirlpool baths, steam rooms, saunas, or medical facilities as accessory uses to the principal use.
HEIGHT OF BUILDINGThe vertical distance measured from the average elevation of the proposed finished grade of the building to the eaves. For the purpose of determining maximum permitted height for principal buildings, such measurement shall be made from the average finished grade at the front setback. For the purpose of side or rear yard determination, such measurement shall be made from the average finished grade of the wall extending along such side or rear yard.
HEIGHT OF STRUCTUREFor structures other than buildings or signs, the vertical distance measured from the average elevation of the finished grade around the structure to the highest point on the structure.
HELIPORTAny area of land, water, or structure which is used or intended to be used for the landing and takeoff of helicopters and any appurtenant areas which are used for heliport buildings or helicopter facilities or rights-of-way, together with all heliport buildings and facilities thereon.
HISTORIC STRUCTUREAny structure that is:
A. 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 preliminarily 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 qualify 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:
(1) By approved state program as determined by the Secretary of the Interior; or
Directly by the Secretary of the Interior in states without approved programs.
HOME OCCUPATIONAny use customarily carried on entirely within a dwelling, by the occupant thereof, which use is clearly incidental and subordinate to the use of the dwelling. Examples include, but are not limited to, professional services such as legal, financial, accounting, engineering, barber and beauty shops, and music and tutoring instruction. Home occupations are limited to one student, customer, or client at a time.
HOSPITALAn institution providing acute medical or surgical care and treatment for sick or injured humans, as defined in current state licensure requirements.
HOTELA building containing rooms intended or designed to be used, rented, or hired out to be occupied for sleeping purposes by guests. Hotels generally have more than 10 rooms available for rent and have a common reception area on premises which is staffed 24 hours a day where clients check in to obtain access to a room. Dwellings which are converted for the purpose of, or where rooms are rented to individuals shall not be considered a hotel.
HOUSE GUESTA temporary occupant of a short-term rental living quarter and/or meeting room(s) within a dwelling unit.
HYDRAULIC FRACTURING (FRACKING)The process of injecting water, customized fluids, sand, steam, or gas into a gas well under pressure to improve gas recovery.
IGSHPAThe International Ground Source Heat Pump Association.
IMPERVIOUS SURFACEAny material which prevents the absorption of stormwater into the ground. The Borough Engineer will make the final determination with respect to what is impervious or pervious.
INCINERATORA device used to burn waste substances and in which all the combustion factors such as temperature, retention time, turbulence, and combustion air can be controlled.
INDUSTRIAL CENTER/PARKAn area of land occupied by a group of two or more industrial uses arranged and constructed in accordance with a plan. Each use is contained on a separate lot having direct access to a public road.
INTERMEDIATE CARE FACILITYA facility that provides nursing care and related medical or other personal health services to human patients on a planned program of care and administrative management, supervised on a continuous 24-hour basis in an institutional setting, as defined in current state licensure requirements.
JUNKYARD-AUTOMOTIVE RECYCLERAny premises devoted wholly or in part to the storage, buying or selling, sorting, exchanging, salvaging, recycling, or otherwise handling or dealing in junk, as defined by this chapter.
KENNELA use of land and structures in combination wherein four or more domestic animals or pets six months or older are groomed, bred, trained, and/or boarded for compensation.
LABORATORYA building or part of a building devoted to the testing and analysis of any product or animal. No manufacturing is conducted on the premises except for experimental or testing purposes.
LAND DEVELOPMENTIncludes any of the following activities:
A. The improvement of one lot or two or more contiguous lots, tracts, or parcels of land for any purpose involving:
(1) 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.
Provisions for the exclusion of certain land development from the definition of land development contained in section 107 only when such land development involves:
(1) 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; or
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 subclause, 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 by the proper authorities.
LANDFILLA disposal site in which refuse and earth, or other suitable cover material, are deposited and compacted in alternative layers as required by the federal and/or state agency having jurisdiction.
LANDOWNERThe 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 they are authorized under the lease to exercise the rights of the landowner, or other person having a proprietary interest in land.
LANDSCAPE PLANA prepared plan identifying each tree and shrub by size, type, and scientific name; the location of each, including a planting diagram; and such other diagrams or reports as are necessary to show the method of planting, staking, and mulching as well as grass seeding specification and mixtures and existing trees to be preserved, if any.
LARGE SOLAR ENERGY PRODUCTION FACILITYAn area of land or other area used for a solar collection system principally for the capture of solar energy and conversion to electrical energy. Large solar energy production facilities consist of one or more freestanding ground- or roof-mounted solar collector devices, solar-related equipment and other accessory structures and buildings, including light reflectors, concentrators, heat exchangers, substations, electrical infrastructure, transmission lines, and other appurtenant structures and facilities. A facility is considered a large solar energy production facility if it supplies electrical or thermal power solely for off-site use.
LARGE WIND ENERGY PRODUCTION FACILITYAn area of land or other area used for a wind energy conversion system principally for the capture of wind energy and conversion to electrical energy. Large wind energy production facilities consist of one or more wind turbines, tower, and associated control or conversion electronics and other accessory structures and buildings, including substations, electrical infrastructure, transmission lines, and other appurtenant structures and facilities. A facility is considered a large wind energy production facility if it supplies electrical power solely for off-site use.
LAUNDROMATA business premises equipped with individual clothes washing machines for the use of retail customers, exclusive of laundry facilities provided as an accessory use in an apartment house or an apartment hotel.
LIGHT INDUSTRYThe processing, fabrication, compounding, assembly and treatment of materials and products which does not produce noise or vibration which has measurable effects on adjoining properties, air or water pollution, fire hazards or other disturbances or danger to other properties, including without limitation the following products and materials: home appliances, office machines, electrical instruments, timepieces, precision instruments, electronic devices, jewelry, optical goods, musical instruments, novelties, lithographic plates, wood products, printed materials, type composition, machine tools, dies, gauges, ceramics, apparel, lightweight non-ferrous metal castings, film processing, light sheet metal products, plastic goods, pharmaceutical goods and computer components, food products, not including animal slaughtering, curing or rendering of fats.
LOADING SPACEA space within the main building or on the same lot therewith providing for the standing, loading, or unloading of vehicles.
LOTA 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.
LOT AREAThe total area of the lot or lots comprising a site.
LOT COVERAGEThe percentage of the lot area covered by all principal structures, accessory structures and impervious surfaces, excluding the following which may be existing or proposed on the lot:
A. Up to 400 square feet of impervious surface which is designated for a parking pad if no other private garage, carport or parking pad is available on the lot; or
Up to 200 square feet of impervious surface designated for a parking pad, if one private garage carport or parking pad is available on the lot.
LOT LINEA line of record, bounding a lot, that divides one lot from another lot or from a public or private street or other public space.
LOT LINE, FRONTA lot line or lines which separates a lot from a public street or streets.
LOT LINE, REARThe lot line that is generally opposite the front lot line.
LOT LINE, SIDEAny lot line that is not a front lot line or rear lot line.
LOT WIDTHThe straight-line distance between the point of intersection of the minimum required building setback line with the side lot lines.
LOT, CORNERA lot bounded on at least two sides by streets.
LOT, THROUGHA lot having frontage on two parallel or approximately parallel streets and which is not a corner lot.
MANUFACTURED HOMEA structure, transportable in one or more sections, which in the traveling mode is eight body feet or more in width or 40 body feet or more in length, or, when erected on site, is 320 square feet or more, and which is built on a permanent chassis and designed to be used as a dwelling with or without a permanent foundation when connected to the required utilities, and includes the plumbing, heating, air-conditioning and electrical systems contained therein, except that such term shall include any structure that meets all the requirements of this paragraph except the size requirements and with respect to which the manufacturer voluntarily files a certification required by the secretary (HUD) and complies with the standards established under this title. For mobile homes built prior to June 15, 1976, a label certifying compliance to the Standard for Mobile Homes, NFPA 501, in effect at the time of manufacture is required. For the purpose of these provisions, a mobile home shall be considered a manufactured home.
MANUFACTURINGThe process of making wares by hand, machinery or other agency, often with the provision of labor and the use of machinery.
MANUFACTURING, HEAVYManufacturing, including production, processing, cleaning, testing, and distribution of materials, goods, foodstuffs, and products, which, due to the nature of the materials, equipment or process utilized, the manufacturing operation is considered to be unclean, noisy, or hazardous or is associated with other objectionable elements.
MANUFACTURING, LIGHTManufacturing, including production, processing, cleaning, testing and distribution of materials, goods, foodstuffs and products, which by the nature of the materials, equipment and process utilized is to a considerable measure clean, quiet, and free of any objectionable or hazardous element.
MARINAS AND RECREATION BOAT DOCKING AND SERVICE FACILITIESAny establishment for the launching, mooring, servicing and/or storage (wet and dry) of recreational boats and/or other water vehicles, which includes the sale of provisions, supplies, and fuel for such boats. Such use may also include a restaurant and/or boat and motor sales facility.
MASSAGE ESTABLISHMENTAny 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 incidental or accessory service.
MEDIATIONA 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.
MEDICAL CLINICAny establishment where human patients are examined and are treated by or under the care and supervision of doctors, dentists, or other medical practitioners, but where patients are not hospitalized overnight.
METHADONE TREATMENT FACILITYA facility licensed by the Department of Health to use the drug methadone in the treatment, maintenance, or detoxification of persons.
MINERALSAny aggregate or mass of mineral matter, whether or not coherent. The term includes, but is not limited to, limestone and dolomite, sand and gravel, rock and stone, earth, fill, slag, iron ore, zinc ore, vermiculite and clay, anthracite and bituminous coal, coal refuse, peat and crude oil and natural gas.
MINI WAREHOUSEA storage enterprise dealing with the reception of goods of residential or commercial orientation that lie dormant over extended periods of time. Separate storage may be rented to individual customers who are entitled to exclusive and independent access to their respective units.
MIXED USEThe conduct of two or more principal uses within one principal building or one lot or site.
MOBILE HOMEA transportable, single-family dwelling intended for permanent occupancy, contained in one unit, or in two or more units designed to be joined into one integral unit capable of again being separated for repeated towing, which arrives at a site complete and ready for occupancy except for minor and incidental unpacking and assembly operations, and constructed so that it may be used without a permanent foundation.
MOBILE HOME LOTA parcel of land in a mobile home park, improved with the necessary utility connections and other appurtenances necessary for the erection thereon of a single mobile home.
MOBILE HOME PARKA parcel or contiguous parcels of land which has been so designated and improved that it contains two or more mobile home lots for the placement thereon of mobile homes.
MORTUARYA building which is operated by a duly licensed mortician, and which is exclusively used for the preparation of dead bodies for burial or cremation.
MOTELA building or group of detached, semidetached, or attached buildings on a lot containing guest dwellings, each of which has a separate outside entrance leading directly to rooms, with a garage or parking space conveniently located with each unit, and which is designed, used, or intended to be used primarily for the accommodation of automobile transients. Motels may include bed-and-breakfast inns or boardinghouses if they meet the above-defined criteria.
MOTHER-IN-LAW SUITEA small apartment attached to or carved out of a nominally single-family house, ostensibly intended for occupancy by a mother-in-law or other relative, and normally has its own entrance, kitchen, bathroom, and living area.
MOVIE THEATERA venue, usually a building, for viewing motion pictures ("movies" or "films").
NATURAL GAS COMPRESSOR STATIONA compressor engine facility designed and constructed to compress natural gas that originates from an oil and gas well or collection of such wells for continued delivery of oil and gas to a transmission pipeline, distribution pipeline, processing facility, or storage facility or field.
NATURAL GAS PROCESSING PLANTA facility designed and constructed to remove materials such as ethane, propane, butane, and other constituents or similar substances from natural gas to allow such natural gas to be of such quality as is required or appropriate for transmission or distribution to commercial markets. Natural gas processing plant does not include facilities or equipment that is designed and constructed primarily to remove water, water vapor, oil or naturally occurring liquids from the natural gas.
NIGHTCLUBAn establishment primarily for evening and late-night to early morning entertainment that typically serves food and/or alcoholic beverages and may provide either live or prerecorded music or video, comedy acts, floor shows, with or without the opportunity for dancing. A nightclub may not include any aspects of adult entertainment or an adult-oriented establishment, as either are elsewhere defined and regulated in this chapter.
NO-IMPACT HOME-BASED BUSINESSESA business or commercial activity administered or conducted as an accessory use which is clearly secondary to the use as a residential dwelling and which involves no customer, client or patient traffic, whether vehicular or pedestrian, pickup, delivery or removal functions to or from the premises, in excess of those normally associated with residential use. The business or commercial activity must satisfy the following requirements:
A. The business activity shall be compatible with the residential use of the property 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 or 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 noise, vibration, glare, fumes, odors, or electronic interference, including interference with radio or television reception, which is detectable in the neighborhood.
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.
NONCONFORMING LOTA lot where the area or dimensions was lawful prior to the adoption of a zoning ordinance, but which fails to conform to the requirements of the zoning district in which it is located by reasons of such adoption or amendment.
NONCONFORMING STRUCTUREA structure or part of a structure manifestly not designed to comply with the applicable use or extent of use provisions in a zoning ordinance or amendment heretofore or hereafter enacted, where such structure lawfully existed prior to the enactment of such ordinance or amendment to its location by reason of annexation. Such nonconforming structures include but are not limited to nonconforming signs.
NONCONFORMING USEA use, whether of land or of a structure, that does not comply with the applicable use provisions in a zoning ordinance or amendment amendment heretofore or hereafter enacted, where such use was lawfully in existence prior to the enactment of such ordinance amendment, or prior to the application of such ordinance or amendment to its location by reason of annexation.
NUDITY or A STATE OF NUDITYAs completely without clothing; or the showing of the human male or female genitals, pubic areas, or buttocks with less than a fully opaque covering, or the showing of the female breasts with less than a fully opaque covering of any portion of the nipple, or the depiction of covered male genitals in a discernibly turgid state.
NURSERY SCHOOLA school designed to provide daytime care or instruction for two or more children of preschool age.
NURSERY, PLANTA facility where plants are grown for transplanting and/or for use as stocks for budding and grafting, including, but not limited to, the growing of flowers, plants, shrubs, trees, and other natural flora. Nursery does not include retail sales of items grown or produced at the site.
OCCUPANCYThe physical possession upon, on, or within any lot or structure for a use.
OCCUPANCY PERMITA permit for the occupancy of a building, structure, or lot indicating compliance with all provisions of this chapter.
OFFICES, BUSINESS AND PROFESSIONALAny office of recognized professions, other than medical, such as 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.
OIL AND GASCrude oil, natural gas, methane gas, coal bed methane gas, propane, butane and/or any other constituents or similar substances that are produced by drilling an oil or gas well.
OIL AND GAS DEVELOPMENTThe well site preparation, construction, drilling, redrilling, hydraulic fracturing, and/or site restoration associated with an oil or gas well of any depth; water and other fluid storage, impoundment and transportation used for such activities; and the installation and use of all associated equipment, including tanks, meters, and other equipment and structures whether permanent or temporary; and the site preparation, construction, installation, maintenance and repair of oil and gas pipelines and associated equipment and other equipment and activities associated with the exploration for, production and transportation of oil and gas. The definition does not include natural gas compressor stations and natural gas processing plants or facilities performing the equivalent functions.
OIL OR GAS WELLA pierced or bored hole drilled or being drilled in the ground for the purpose of, or to be used for, producing, extracting, or injecting gas, oil, petroleum or another liquid related to oil or gas production or storage, including brine disposal.
OIL OR GAS WELL SITEThe location where facilities, structures, materials, and equipment, whether temporary or permanent, necessary for or incidental to the preparation, construction, drilling, production, or operation of an oil or gas well.
OIL, GAS, OR WATER INTAKE WELLSThe drilling site authorized by a permit from the Pennsylvania Department of Environmental Protection (DEP) for the extraction of oil or gas resources or the drilling site for the production of potable water supply.
OPEN LOOP GEOTHERMAL SYSTEMWater is pumped from a water well or other water source into a heat exchanger located in a surface building. The water drawn from the Earth is then pumped back into the ground through a different well or, in some cases, the same well, also known as "reinjection." Alternatively, the groundwater could be discharged to a surface water body also known as a "pump and dump." In the heating mode, cooler water is returned to the Earth, and in the cooling mode, warmer water is returned to the surface water body or well.
OUTDOOR DINING AREAA permanent area set up outside the confines of the commercial structure, with tables, chairs, and other furnishings for the purpose of selling, offering for sale, and serving food and/or beverages by an adjoining restaurant, bar, tavern, microbrewery/brew pub, food and grocery store, hotel, or convenience store, in which the same food and/or beverages are offered for sale, sold, and served.
OWNERThe person or persons having the right of legal title to, beneficial interest in, or a contractual right to purchase a lot or parcel.
PAD DRILLINGThe drilling of multiple wells from a single location.
PARK-AND-RIDE FACILITYA facility designed for patrons to park their private vehicle and transfer to other private or public transportation.
PARKING AREAA portion of a lot designated for the parking of motor vehicles in accordance with the requirements of this chapter.
PARKING FACILITYA facility whose principal use is the parking of motor vehicles, including a public garage.
PARKING LOTAny lot, parcel, or yard used in whole or in part for the parking of two or more vehicles where such usage is not incidental to or in conjunction with a single-family or a two-family dwelling.
PARKING PADA paved area, other than a driveway, on a residential lot intended for the parking of one or more motor vehicles owned by the owners or tenants of the lot, which is accessory to the principal use of the lot.
PATIOA structure accessory to a principal building or structure 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.
PAWN SHOPAn establishment engaged in retail sales of secondhand merchandise and offers personal loans secured by consumer goods, jewelry, and other personal property held by the pawn shop.
PERMITAm official document or certificate issued by the Authority having jurisdiction that authorizes performance of a specific activity.
PERSONAL CARE HOMEA dwelling or institution licensed by the commonwealth in which food, shelter, and personal assistance or supervision are provided for a period exceeding 24 hours, for four or more adults who are not relatives of the operator, who do not require the services in or of a licensed long-term care facility, but who do require assistance or supervision in activities of daily living or instrumental activities of daily living.
PERSONAL SERVICESAny enterprise providing services pertaining to the person, his or her apparel, or personal effects commonly carried on or about the person including, but not limited to, hair cutting, tattoo, shoe repair, tailoring, clothes cleaning, watch repairing, barbershops, beauty parlors, and related activities.
PHARMACYA retail store which primarily sells prescription drugs, patent medicines, and surgical and sickroom supplies.
PHASE 2 OUTDOOR HYDRONIC HEATERAn outdoor hydronic heater that has been certified or qualified by the EPA as meeting a particulate matter emission limit of 0.32 pounds per million British thermal units (BTUs) output and is labeled accordingly with a white "hang" tag.
PLACES OF WORSHIPA semipublic use, including any of the following: church, manse, rectory, convent, synagogue, parish, school, or similar building incidental to the particular use. 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. Places of worship may also include, as accessory uses, rooms for religious education, social and recreational activities and administrative offices, rectories, parsonages, convents, preschool programs, and elderly or child day-care centers.
PLATThe map or plan of a subdivision or land development, whether preliminary or final.
PORCHA 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.
PROFESSIONAL CONSULTANTSPersons who provide expert or professional advice, including, but not limited to, architects, attorneys, certified public accountants, engineers, geologists land surveyors, landscape architects or planners.
PUBLIC AND SEMIPUBLIC USESUses operated by a 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.
PUBLIC HEARINGA formal meeting held pursuant to public notice by the governing body or planning agency, intended to inform and obtain public comment, prior to taking action in accordance with MPC.
PUBLIC IMPROVEMENTSAll roads, streets, walkways, sidewalks, gutters, curbs, sewers, waterlines, stormwater management facilities, landscaping, streetlighting, traffic control devices, and other facilities to be dedicated to or maintained by the Borough.
PUBLIC MEETINGA forum held pursuant to notice under 65 Pa.C.S.A. Chapter
7.
A notice published once each week for two successive weeks in a newspaper of general circulation in the municipality. 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.
PUMP STATIONSFacilities which include pumps and equipment for pumping fluids from one place to another. They are used for a variety of infrastructure systems, such as the supply of water to and the removal of sewage to processing sites.
RECREATION FACILITIESLand and structures which are privately or commonly owned and which are devoted to outdoor recreational or athletic purposes, including active recreation areas within developments, country clubs, and golf courses, none of which use artificial lighting to extend play of golf or other recreational activity after daylight hours. Recreational facilities also include riding stables and other private non-commercial outdoor recreation areas and facilities or recreation centers, including, but not limited to, community or club swimming pools, tennis courts and ballparks, but excluding entertainment facilities as hereinbefore defined.
RECREATION, PASSIVERecreational areas designed for leisure and entertainment which generally do not involve active participatory sports, but which may include sitting and picnic areas, benches, tables, walkways, bikeways, fishing areas or access ways, scenic vistas or overlooks, amphitheaters, wildlife sanctuaries, landscaped areas, architectural features, and similar facilities.
RECREATION, PRIVATEAn enterprise operated by an individual, group of individuals, or nonprofit association or corporation, other than a public entity, for the pursuit of sports and recreational activities, which may be advertised to the general public, but the use of which is limited to members and their guests, including, but not limited to, such establishments as country clubs, golf courses, sportsmen's club, golf practice facilities, playing fields, tennis or racquet clubs, swimming pools and similar facilities.
RECREATION, PUBLICAn enterprise owned and operated by a public entity, available to the general public, whether or not an admission fee is charged, including either indoor or outdoor facilities for the pursuit of sports, recreation, or leisure activities, including, but not limited to, parks, playgrounds, playing fields, golf courses, golf or batting practice facilities, ice rinks, tennis courts, swimming pools and similar facilities.
RECREATIONAL VEHICLEA 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, pickup campers, horse trailers, snowmobiles, jet skis, wave runners, motorcycles, and all-terrain vehicles.
RECYCLING BUSINESSA business that is:
A. Primarily engaged in converting ferrous or nonferrous metals or other materials into raw material products having prepared grades and having an existing or potential economic value; or
Using raw material products of that kind in the production of new products, or obtaining or storing ferrous or nonferrous metals or other materials for a purpose described herein.
RECYCLING COLLECTION FACILITYA center for the acceptance of recyclable material from the public by donation, redemption, or purchase. A recycling collection facility may include reverse vending machines, a small recycling collection facility, and a large recycling collection facility.
RECYCLING COLLECTION FACILITY, SMALLA recycling collection facility occupying an area of not more than 500 square feet and which may include:
B. A single bulk reverse vending machine or a group of reverse vending machines which occupy an area of more than 50 square feet;
Kiosk-type units which may include a permanent structure; or
Unattended containers placed for the donation of recyclable materials.
REFRIGERATED WAREHOUSEA structure primarily used for the storage of refrigerated or frozen foods goods and materials.
RENEWABLE ENERGY SOURCEAny 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.
RENTAL HOUSING EXCHANGE AGENCYA web or non-web-based application or similar platform, including real estate agent(s), that mediates the short-term rental or living quarters, and/or meeting rooms within a dwelling unit for a set or negotiated price.
RESEARCH AND DEVELOPMENTAny establishment which carries on investigation in the natural, physical or social sciences, or engineering and development as an extension of such investigation with the objective of creating end products and which may include pilot manufacturing as an accessory use where concepts are tested prior to full-scale production.
RESIDENTIAL RENTAL UNITA rooming or dwelling unit let for rent under a rental agreement and/or lease with a tenant, and/or a rooming or dwelling unit, that is not owner occupied and occupied by a tenant with or without a lease and/or rental agreement. Residential rental units include, but are not limited to, a dwelling unit, a rental unit, a rooming unit, a rooming house, boarding, lodging or tourist home, an apartment, apartment house, garden apartments, a single-family dwelling, a duplex, a bed-and-breakfast establishment, a multiple dwelling or a townhouse or row house.
RESTAURANTAn establishment designed and operated for the express purpose of providing food and beverage service within the confines of a structure and generally excluding any encouragement, orientation, or accommodation of services or products to the patrons' automobiles, on or within the premises.
RETAIL FOOD RESTAURANTA fixed small retail facility in which food or drink is offered or prepared primarily for retail sale where no consumption takes place inside the establishment. Such facilities may include takeout pizza shops, delicatessen, and ice cream stands.
RETAIL STOREAny establishment not otherwise specifically defined in this article that sells commodities and/or services on the premises directly to consumers but not including the on-site manufacturing or processing of any product or any wholesale sales.
RIGHT-OF-WAYLand reserved or dedicated for use as a street, crosswalk or other means of travel, or other public or private purposes, including existing and future rights-of-way.
SATELLITE DISH ANTENNAA 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."
SCHOOLA structure, part of a structure, or structures designed and used for the training and teaching of children, youths or adults, whether public or private.
SELF-STORAGEAn enclosed area or structure used for the storage of items not belonging to the owner of the land on which such enclosed area or structure is located, in exchange for rent paid for the use of said enclosed area or structure.
SEWAGE TREATMENT PLANTA facility designed to receive wastewater from domestic sources and to remove materials that damage water quality and threaten public health and safety when discharged into receiving streams or bodies of water.
SEXUAL ACTIVITIESShall be defined as:
A. Acts of masturbation, homosexuality, sexual intercourse, or physical contact with a person's clothed or unclothed genitals, pubic area, buttocks, or, if such person is female, breast(s);
The condition of human or female genitals when in a state of sexual stimulation or arousal; and/or
Flagellation or torture by or upon a person in undergarments, a mask or a bizarre costume, or the condition of being fettered, bound, or otherwise physically restrained on the part of one so clothed.
SEXUAL ENCOUNTER CENTERA business or commercial enterprise that, as one of its principal business purposes, offers for any form of consideration:
A. Physical contact in the form of wrestling or tumbling between persons of the opposite sex.
Activities between male and female persons and/or persons of the same sex when one or more of the persons is in a state of nudity or semi nudity.
SEXUALLY ORIENTED BUSINESSAn adult arcade, adult bookstore, adult novelty store, adult video store, adult cabaret, adult motion-picture theater, adult theater, escort agency, nude model studio, or sexual encounter center.
SEXUALLY ORIENTED BUSINESS ESTABLISHMENTIncludes any of the following:
A. The opening or commencement of any sexually oriented business as a new business.
The conversion of an existing business, whether a sexually oriented business or not, to any sexually oriented business.
The addition of any sexually oriented business to any other existing sexually oriented business or to a non-sexually oriented business.
The relocation of any sexually oriented business.
SHEDA 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 toolsheds, residential greenhouses, and pool equipment structures. All nonresidential detached storage structures are defined as storage buildings. See also "storage buildings."
SHOPA use devoted primarily to the sale of a service or a product(s).
SHOPPING CENTEROne or more retail store(s) and other authorized uses in the zoning district in which it is an authorized use, developed as a single entity on a site, whether developed at one time or in phases or by different owners.
SHORT-TERM RENTALThe act of offering temporary living quarters and/or meeting rooms within a dwelling unit by the owner or lessee for a negotiated price to a house guest with or without the mediating use of a rental housing exchange agency.
SMALL SOLAR ENERGY SYSTEMA 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 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.
SMALL WIND ENERGY SYSTEMA 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 when a property 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.
SOLAR COLLECTION SYSTEMA solar photovoltaic cell, panel, array, or solar hot air or water collector device, which relies upon solar radiation as an energy source for collection, inversion, storage, and distribution of solar energy for electricity generation or transfer of stored heat.
SOLAR ENERGY FACILITYAn electric generating facility, with the purpose of electricity supply, consisting of one or more solar panels and other ancillary associated buildings and structures, including substations, meteorological towers, electrical infrastructure, transmission lines, and other appurtenant structures and facilities.
SOLAR-RELATED EQUIPMENTItems including a solar photovoltaic cell, panel, 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.
SOLID WASTE TRANSFER STATIONLand or structures where solid waste is received and temporarily stored at a location other than the site where it was generated, and which facilitates the bulk transfer of accumulated solid waste to a facility for further processing or disposal. Such facility may or may not involve the separation of recyclables from solid waste. Such facility shall not include a junkyard, leaf composting, clean fill, sewage, or sludge application.
SOUND LEVELThe intensity of sound, measured in decibels, produced by the operation of a permitted use.
SOUND LEVEL METERAn instrument standardized by the American Standards Association for measurement of intensity of sound.
SPECIAL EXCEPTIONA use permitted in a particular zoning district pursuant to the provisions of articles IV, and IX.
SPECIFIED ANATOMICAL AREASHuman genitals, pubic region, anus, buttocks, female breast(s) below a point immediately above the top of the areola, or human male genitals in a discernibly turgid state, even if completely covered.
SPECIFIED CRIMINAL ACTIVITYA. Any of the following offenses: prostitution or promotion of prostitution; dissemination of obscenity; sale, distribution or display of harmful material to a minor; sexual performance by a child; possession or distribution of child pornography; public lewdness; indecent exposure; indecency with a child; engaging in organized criminal activity; sexual assault; molestation of a child; gambling; or distribution of a controlled substance; or any similar offenses to those described above under the criminal or penal code of other states or countries, for which:
(1) Less than two years have elapsed since the date of conviction or the date of release from confinement imposed for the conviction, whichever is the later date, if the conviction is of a misdemeanor offense.
Less than five years have elapsed since the date of conviction or the date of release from confinement for the conviction, whichever is the later date, if the conviction is of a felony offense.
Less than five years have elapsed since the date of the last conviction or the date of release from confinement for the last conviction, whichever is the later date, if the convictions are of two or more misdemeanor offenses or combination of misdemeanor offenses occurring within any 24-month period.
The fact that a conviction is being appealed shall have no effect on the disqualification of the applicant or person residing with the applicant.
STACKAny vertical structure enclosing a flue(s) that carries off smoke or exhaust from a furnace or other fuel-burning device, especially that part of a structure extending above a roof.
STEEP SLOPELand area where the inclination of the land's surface from the horizontal plane is 25% or greater. Man-made slopes shall not be considered steep slopes.
STORAGE BUILDINGAn accessory structure used for storing goods and products incidental to a permitted, nonresidential, principal use.
STORAGE FACILITYAny building or portion thereof used for storage of freight or merchandise for an extended period of time within an entirely enclosed structure, but not including the maintenance or fueling of commercial vehicles.
STORAGE WELLA well used for, and in connection with, the underground storage of natural gas, including injection into or withdrawal from an underground storage reservoir for the monitoring or observation of reservoir pressure.
STORAGE YARD, ACCESSORYAs an accessory use, a storage yard includes a portion of a lot or parcel which is not occupied by a building and is used to store construction equipment, vehicles, and/or construction materials associated with the permitted principal use. Materials and/or equipment within a storage yard are not offered for commercial sale nor are they accessible to the general public. See also "supply yard."
STORAGE YARD, PRINCIPALAs a principal use, a storage yard is an otherwise vacant lot or parcel that is used to store construction equipment, vehicles, and/or construction materials. Materials and/or equipment within a storage yard are not offered for commercial sale nor are they accessible to the general public. See also "supply yard."
STORYThat portion of a building between the surface of any finished floor and the surface of the finished floor next above it or, if there shall be 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.
STREETIncludes street avenue, boulevard, road, highway, freeway, parkway, lane, alley, thoroughfare, or viaduct and any other ways used or intended to be used by vehicular traffic or pedestrians whether public or private.
STREET, ARTERIALA public street that serves large volumes of high-speed and long-distance traffic. The street classified as arterial in West Homestead Borough for the purposes of interpreting this chapter is Route 837.
STREET, COLLECTORA public street that, in addition to giving access to abutting lots, intercepts local streets and provides a route for carrying considerable volumes of local traffic to community facilities and arterial streets.
STREET, LOCALAny public street not defined herein as an arterial or a collector street.
STREET, PRIVATEA street, including the entire private right-of-way, that is privately owned and maintained and is intended for private, rather than public, use.
STREET, PUBLICA public right-of-way dedicated and open for public use that has been adopted by the Borough, county, commonwealth or other governmental body.
STRUCTUREAny man-made object having an ascertainable stationary location on or in land or water, whether or not affixed to the land.
STUDIOA structure, or part thereof, devoted to the creation of crafts, music, or art, that does not have an impact on the surrounding properties due to dust, odor, or noise/sound. The building may also include accessory services, such as the sale or purchase of displayed works, custom framing or encasement of art works and services related to art appraisal, display, preservation, or restoration.
SUBDIVISIONThe 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.
SUBSTANCE ABUSE TREATMENT FACILITYAn establishment where medical or psychotherapeutic treatment for dependency on psychoactive substances such as alcohol, prescription drugs, and street drugs such as cannabis, cocaine, heroin or amphetamines occurs.
SUPPLY YARD, ACCESSORYAs an accessory use, a supply yard shall include the portion of a lot or parcel that is not occupied by a building and is used for the display and/or sale of building materials, construction equipment, and/or goods associated with the permitted principal use. Supply yards do not include the storage and sale of vehicles. See also "storage yard" and "vehicle sales."
SUPPLY YARD, PRINCIPALAs a principal use, a supply yard is an otherwise vacant lot or parcel that may or may not be occupied by a building and is used for the display and sales of building materials, construction equipment, feed and grain, and/or goods typically stored outdoors for sale to the public. Supply yards do not include the storage and sale of vehicles. See also "storage yard" and "vehicle sales and service."
SWIMMING POOLA man-made enclosure, designed to impound water for the purpose of creating depth of water suitable for swimming, or other types of water recreation or therapy, including but not limited to water slides, lap pools, whirlpools, soaking tubs, or hot tubs.
SWINGSET/PLAYSETChildren's play equipment for the purposes of recreation and leisure and maintained by a private homeowner.
TAVERNAny use in which the primary purpose is the sale of alcoholic beverages for on-premises consumption, which may or may not include dancing.
TELECOMMUNICATIONS CARRIERMeans and includes every person that directly or indirectly owns, controls, operates or manages plant, equipment or property within the Borough used or to be used for the purpose of offering or providing telecommunications services.
TELECOMMUNICATIONS COMPANYAny person providing fiber optics communications system service, telecommunications service, or open video system service in the Borough.
TELECOMMUNICATIONS FACILITIESThe plant, equipment, and property, including, but not limited to, cables, wires, conduits, ducts, pedestals, antennas, towers, electronics, and other appurtenances used or to be used to transmit, receive, distribute, provide or offer fiber optics communications system service, telecommunications services, or open video system service.
TELECOMMUNICATIONS PROVIDERIncludes every person who provides telecommunications service over, through, and by means of telecommunications facilities without having any ownership, management, or control of the facilities.
TELECOMMUNICATIONS SERVICEAny transmission of interactive switched and non-switched signs, signals, writing, images, sounds, messages, data or other information of any nature by wire, radio light wave, or any other electromagnetic means (including access services), which originate or terminate in the Borough and are offered to or for the public, or some portion thereof for compensation.
TELECOMMUNICATIONS TOWERA structure, including any guy wires, principally intended to support facilities for receipt or transmission of broadcast for commercial or public VHF and UHF television, FM radio, two-way radio, common carriers, cellular telephone, fixed-point microwave, low-power television, or AM radio, including accessory equipment related to telecommunications. Not included are antennae and supportive structures for private, noncommercial, and amateur purposes including, but not limited to, ham radios and citizen band radios.
TEMPORARY HOUSING DEFINITIONSA. TRANSITIONAL HOUSINGServes as a short-term stay when an individual or household is either waiting to secure permanent housing, or has secured permanent housing that is not immediately available. May also be referred to as "bridge housing" or "interim housing." Any housing configured as a rental housing development, but operated under program requirements that require the termination of assistance and recirculating of the assisted unit to another eligible program recipient at a predetermined future point in time that shall be no less than six months from the beginning of the assistance.
B. TARGET POPULATIONTarget population refers to people with low incomes who have one or more disabilities, including mental illness, HIV or AIDS, substance abuse, or other chronic health condition, or individuals eligible for services and may include, among other populations, adults, emancipated minors, families with children, elderly people, undocumented citizens, young adults aging out of the foster care system, individuals exiting from institutional settings, veterans, and people experiencing homelessness.
C. EMERGENCY SHELTERTemporary housing available to individuals and families experiencing homelessness. Shelters provide the least intensive programs, generally providing meals, a cot and minimum case management services. They often operate from late afternoon to early morning. Individuals and families can typically stay in shelters for up to six months.
TEMPORARY USE OR STRUCTUREAny use or structure, which may be a principal use on a lot or accessory to an existing principal use on a lot, intended to be used for less than 12 consecutive months. Structures intended to be used for more than 12 months shall be considered permanent and shall meet the use and structure requirements for permanent structures.
TENANTA person who pays rent and leases a dwelling unit commercial property, or a rooming unit in a boarding, lodging or tourist home from a landlord for a period of time, and/or a person who does not lease or pay rent in a dwelling unit, commercial property or rooming unit in a boarding, lodging or tourist home that is not owner occupied.
TRANSFERABLE DEVELOPMENT RIGHTSThe 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.
TRANSIT WAREHOUSEAn intermediate location between a "from" warehouse and a "to" warehouse for warehouse transfers. Items in a transit warehouse are in the process of being transferred to a different warehouse (transfer order) and therefore cannot be picked for other orders during transportation.
TRANSITIONAL HOUSINGServes as a short-term stay when an individual or household is either waiting to secure permanent housing or has secured permanent housing that is not immediately available. In the homeless services field, the current model for this type of intermediary housing is called "bridge housing" or "interim housing." Most "bridge housing" and "interim housing" falls under applicable definitions of "transitional housing." The target population for transitional housing may be those with special needs, including people with substance abuse problems, people with mental health issues, domestic violence survivors, and veterans. Transitional housing programs typically provide residents with services (often geared toward fostering independent living) through a housing provider directly and/or through coordination with local nonprofit and government agencies. Because the intent is to prepare residents to transition to permanent housing, residential stay is limited to 90 days. Living in transitional housing is not a prerequisite to obtaining permanent housing or permanent supportive housing. Transitional housing is typically in multi-family residences, but can also be single-family residences, and may be provided at no cost to residents, or at an affordable cost. Transitional housing is meant to transport residents from homelessness to permanent housing.
TRANSMISSION EQUIPMENTEquipment that facilitates transmission for any Federal Communications Commission-licensed or authorized wireless communications service, including, but not limited to, radio transceivers, antennas, coaxial or fiber-optic cable, and regular or backup power supply. The term includes equipment associated with wireless communications services including, but not limited to, private, broadcast, and public safety services, as well as unlicensed wireless services and fixed wireless services such as a microwave backhaul.
TRUCK TERMINALA parcel used for centralized storage of trucks or where trucks are congregated at a warehouse or other loading facility to load and unload products.
TURBINE HEIGHTThe distance measured from the highest point of the wind turbine rotor plane to the ground level.
URBAN AGRICULTURE, LIMITED (no animals)Agricultural activities intended primarily for the growing of crops and in which no livestock, poultry, or other farm animals are kept or raised. Limited agricultural uses are intended to allow for the growing of agricultural products on vacant lots or properties as a permissible principal use.
USEAny 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.
USE BY SPECIAL EXCEPTIONAn authorized use which may be granted only by the Zoning Hearing Board in accordance with express standards and criteria.
USE, ACCESSORYA use customarily incidental and subordinate to the principal use and located on the same lot as the principal use.
USE, PRINCIPALThe primary or predominant use to which the property is or may be devoted.
VARIANCERelief granted pursuant to the provisions of Articles VI an IX of the Municipalities Planning Code.
WAREHOUSEA structure primarily used for the storage of goods and materials.
WELL PADThe area used for development and production of oil and gas, including buildings and structures and all activities associated with an oil and gas well after drilling activities are complete.
WIND CHARGERA wind-driven, direct-current generator used for charging storage batteries.
WIND ENERGY CONVERSION SYSTEM (WECS)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 turbines and other structures and buildings, including substations, meteorological towers, electrical infrastructure, transmission lines, and other appurtenant structures and facilities.
WIND TURBINEA 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.
WIND TURBINE TOWERThe vertical component of a wind energy conversion system that elevates the wind turbine generator and attached blades above the ground.
WINDMILLA device that runs on the energy generated by a wheel of adjustable blades or slats rotated by the wind.
YARD, FRONTA 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).
YARD, REARA 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).
YARD, SIDEA yard extending from the front yard line to the rear yard line parallel to the side lot line (see Figure 1).
ZONING DISTRICTAn area in the Borough in which regulations under this chapter uniformly apply, including overlay districts.
ZONING HEARING BOARDThe Zoning Hearing Board of West Homestead Borough, Allegheny County, Pennsylvania, as defined by and appointed in accordance with the Pennsylvania Municipalities Planning Code, 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 Official Map delineating the zoning districts of West Homestead Borough, Allegheny County, Pennsylvania, together with all amendments subsequently adopted.
ZONING OFFICERThe designated official or authorized representative appointed by the Borough Council whose duty it shall be to administer this chapter and as identified in Section 614 of the Pennsylvania Municipalities Planning Code, 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).