Township of Aleppo, PA
Allegheny County
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Unless clearly indicated, the following words and phrases shall have, for the purpose of this chapter, the meanings given. Any word or phrase not defined specifically herein is intended to be used in the common meaning of standard usage.
For the purpose of this chapter, words and phrases used herein shall be interpreted as follows:
Words used in the present tense include the future.
The word "person" includes a corporation, partnership, association or other legal entity, as well as an individual.
The word "lot" includes the word "plot" or "parcel."
The term "shall" is mandatory.
The words "used" or "occupied" as applied to any land or building shall be construed to include the words "intended, arranged or designed to be used or occupied."
Words used in the singular number shall include the plural and the plural the singular, unless the context indicates clearly to the contrary.
The word "municipal" or "municipality" refers to Aleppo Township.
The following definitions shall apply to this chapter:
A structure, greater than 100 square feet, clearly subordinate to and on the same lot as the principal structure and used exclusively for purposes constituting an accessory use, including, but not limited to, private garages, accessory dwellings, barns, swimming pools, gazebos, utility sheds and greenhouses, and excluding communications towers, communications facilities, telecommunications equipment buildings, co-location/shared-use communications facilities and power-mounted/shared-use communications facilities.
A use on the same lot with and of a customarily incidental and subordinate nature to the principal use. Such use is secondary and supportive of the principal use, including, but not limited to, the storage of vehicles in a detached garage, the storage of tools in a garden shed, private swimming pools as recreational uses, and satellite dishes for television reception.
See "sexually oriented business."
Structures that are related and accessory to and that support the general operation of primary agricultural uses as defined in this section.
The cultivation of crops, groves, thoroughbred and pleasure horse ranches, including horse boarding, private game preserves, fish breeding areas, tree and plant nurseries, and other similar activities. Agriculture use activities do not include community gardens and market gardens.
The raising of farm animals and produce.
The following terms shall be used in the context of the Airport Hazard Overlay:
The highest point of an airport's usable landing area, measured in feet above sea level. The airport elevation of the Pittsburgh International Airport is 1,204 feet above mean sea level.
Any structure or object, natural or man-made, or use of land which obstructs the airspace required for flight or aircraft in landing or taking off at an airport or is otherwise hazardous as defined in 14 CFR Part 77 and 74 Pa.C.S.A. § 5102.
Any area of land or water upon which an airport hazard might be established if not prevented as provided for in this chapter and Act 164 of 1984 (Pennsylvania laws relating to aviation).[1]
An imaginary surface longitudinally centered on the extended runway center line and extending outward and upward from each end of the primary surface. An approach surface is applied to each end of the runway based on the planned approach. The inner edge of the approach surface is the same width as the primary surface and expands uniformly depending on the planned approach. The approach surface zone, as shown on Figure 1,[2] is derived from the approach surface.
An imaginary surface extending outward and upward from the periphery of the horizontal surface at a slope of 20 feet horizontally to one foot vertically for a horizontal distance of 4,000 feet. The conical surface zone, as shown on Figure 1, is based on the conical surface.
Pennsylvania Department of Transportation.
Federal Aviation Administration of the United States Department of Transportation.
For the purpose of determining the height limits in all zones set forth in this chapter and shown on the Zoning Map, the datum shall be mean sea level elevation, unless otherwise specified.
An imaginary plane 150 feet above the established airport elevation that is constructed by swinging arcs of various radii from the center of the end of the primary surface and then connecting the adjacent arc by tangent lines. The radius of each arc is based on the planned approach. The horizontal surface zone, as shown on Figure 1, is derived from the horizontal surface.
A runway that is constructed for and intended to be used by propeller-driven aircraft of greater than 12,500 pounds' maximum gross weight and jet-powered aircraft.
Any preexisting structure, object of natural growth, or use of land which is inconsistent with the provisions of this chapter or an amendment thereto.
A runway having an existing instrument approach procedure utilizing air navigation facilities with only horizontal guidance, or area-type navigation equipment, for which a straight-in nonprecision instrument approach procedure has been approved or planned.
Any structure, growth, or other object, including a mobile object, which exceeds a limiting height set forth by this chapter.
A runway having an existing instrument approach procedure utilizing an instrument landing system (ILS) or a precision approach radar (PAR). It also means a runway for which a precision approach system is planned and is so indicated on an approved airport layout plan or any other planning document.
An imaginary surface longitudinally centered on the runway, extending 200 feet beyond the end of paved runways or ending at each end of turf runways. The elevation of any point on the primary surface is the same as the elevation of the nearest point on the runway center line. The primary surface zone, as shown on Figure 1, is derived from the primary surface.
A defined area of an airport prepared for landing and takeoff of aircraft along its length.
An object, including a mobile object, constructed or installed by man, including, but without limitation, buildings, towers, cranes, smokestacks, earth formation and overhead transmission lines.
An imaginary surface that extends outward and upward from the edge of the primary surface to the horizontal surface at a slope of seven feet horizontally to one foot vertically. The transitional surface zone, as shown on Figure 1,[3] is derived from the transitional surface.
Any object of natural growth.
A runway that is constructed for and intended to be used by propeller-driven aircraft of 12,500 pounds' maximum gross weight or less.
A runway intended solely for the operation of aircraft using visual approach procedures.
A right-of-way which provides secondary access for vehicles to the side or rear of abutting properties.
Any land uses not specified within the permitted, conditional or special exception uses listed in the zoning district regulations.
As applied to a building or structure, a change or rearrangement in the structural parts, or in the exit facilities, or an enlargement or diminution, whether by extending on a side or by increasing in height, or the moving from one location or position to another.
Any building, tower or structure used for the purpose of supporting an antenna.
A suite of rooms or a single room in a building containing at least three or more dwelling units, each with its own cooking, food storage, bathing and toilet facilities and with access directly or by a common hallway to the outside and not consisting of more than three stories.
A residential building used by three or more families living independently of each other and which contains dwelling units which are primarily used for rental properties rather than properties for sale.
A landowner or developer, as herein defined, who has filed an application for development, including his heirs, successors and assigns.
Every application, whether preliminary 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 the approval of a development plan.
The total of areas taken on a horizontal plane at the main grade level of the principal buildings, exclusive of porches, terraces, steps and carports, but inclusive of attached garages.
As defined by the Pennsylvania Department of Public Welfare.
Any area of land, including any structures thereon, or any building or part thereof, that is used for the mechanical and/or body repairs of motor vehicles and light trucks, retail sale of gasoline, oil, other fuel, or accessories for motor vehicles and which may include facilities used for polishing, greasing, washing, dry cleaning, or otherwise cleaning or servicing such motor vehicles.
A building(s), the premises or portions thereof, designed, arranged or used for the retail sale of gasoline as well as for minor automotive repair and inspection.
The space enclosed by the foundation or ground-floor walls of a building partly below the average level of adjacent ground. A basement shall not be counted as a story for the purpose of height measurement unless 1/2 or more of its volume is above the average level of the adjacent ground.
A commercial establishment that occupies a single-family dwelling and associated accessory structures where limited overnight lodging and breakfast is provided for compensation to guests and where said use may or may not also host accommodations for private events (e.g., such as weddings and conferences). The dwelling may or may not include a publicly accessible restaurant as a related use. Overnight lodging occurs within individual sleeping rooms, each of which is accessible from the interior of the principal structure and/or existing accessory structure (constructed prior to the date of this chapter) and each of which do not contain cooking facilities. New construction, alteration, or reconstruction of any structure shall also be governed by said chapter. The owner of said use shall be a permanent resident on the site.
The Zoning Hearing Board established by this chapter.
A dwelling in which the resident owner lives and supplies for a fee sleeping accommodations with board for at least three persons but not more than 10 persons, exclusive of the resident owner and members of the resident owner's family.
A combination of materials to form a permanent structure having walls and a roof. Included shall be all mobile homes and trailers to be used for human habitation.
The vertical distance shall be measured from the surface of the average elevation of the proposed finished grade at the foot of the front elevation of the structure to the highest point of the roof for flat roofs and to the mean height between eaves and ridge for gable, hip, mansard and gambrel roofs.
A subordinate building located on the same lot as a principal building and clearly incidental and subordinate to the principal building. Any portion of a principal building devoted to an accessory use is not an accessory building.
A building in which is conducted, or is intended to be conducted, the principal use of the lot on which it is located.
Any structure owned or operated by a municipality, municipal authority or agency thereof.
The minimum distance between two buildings. The minimum building spacing shall be measured from the outermost wall or projection, excluding bay windows, chimneys, flues, columns, ornamental features, cornices and gutters. These exceptions may encroach not more than two feet.
A commercial establishment engaged in the making, finishing, and repairing of wooden objects, cabinets and furniture.
A commercial establishment used for the purpose of receiving and transmitting a large volume of business-related requests by telephone.
A commercial establishment that prepares food for off-site consumption.
A lot or portion of land that is reserved for the burying of the deceased and that could contain mausoleums and columbaria but not crematoriums.
That area between the intersecting center lines of two streets, alleys or roadways and a point 75 lineal feet from the point of intersection along each of the streets, alleys or roadways. Where an urban collector or arterial roadway is one or both of the intersecting roadways, the lineal distance from the point of intersection is extended to 150 feet. (See Exhibit No. 1.[4])
A place used for the care, diagnosis and treatment of sick, ailing, infirm and injured persons and those who are in need of medical or surgical attention, but who are not provided with board and room nor kept overnight on the premises.
A nonprofit association of persons, who are bona fide members paying annual dues, which owns, hires or leases a building, or portion thereof, the use of such structures being restricted to members and their guests. It shall be permissible to serve meals and food on such premises, provided adequate dining room space and kitchens are available. The sale of alcoholic beverages to members and their guests shall be allowed, providing such sale is secondary to the operating of the dining room for the purpose of serving food or meals, and further provided that such sale of alcoholic beverages is in compliance with applicable federal, state and municipal laws.
A commercial establishment operating riding stables and riding instruction, livery stables, horse training, horse breeding or boarding facilities.
A parcel or parcels of land or an area of water, or a combination of land and water within the development site, designed as and intended for the use or enjoyment by the public or residents of a development, not including streets, off-street parking areas, and areas set aside for public facilities. Stormwater management facilities such as drainageways, swales and stormwater basins shall not be considered eligible to meet common open space requirements.
Any device used for the transmission or reception of radio, television, wireless telephone, pager, commercial mobile radio service, or any other wireless communications signal owned or operated by any person or entity licensed by the Federal Communications Commission (FCC) to operate such a device. This definition shall not include a satellite dish less than 24 inches in diameter or television antennas or amateur radio equipment, including without limitation ham or citizen band radio antennas.
Any ground-mounted pole, spire, structure, or combination thereof, including supporting lines, cables, wires, braces, or masts, intended primarily for the purpose of mounting a communications antenna or similar apparatus above ground.
A building housing the activities of a neighborhood, civic, social, educational, recreational, or cultural organization, but without residential accommodations, and providing no sales of alcoholic beverages are made to the public at large.
An area of land managed and maintained by a group of individuals to grow and harvest agriculture products and/or nonfood, ornamental agriculture products, such as flowers, for personal or group use, consumption or donation. Community gardens may be divided into separate plots for cultivation by one or more individuals or may be used collectively by members of the group and may include common areas maintained and used by group members. No retail sales shall be permitted to occur on the lot where a community garden exists.
The official Joint Comprehensive Plan of the Township of Aleppo and the Boroughs of Sewickley and Glen Osborne, as amended from time to time, adopted pursuant to the provisions of Article III of the Pennsylvania Municipalities Planning Code.[5]
A use which may be permitted in one or more zoning districts upon the recommendation of the Township Planning Commission to the Board of Commissioners, who may grant approval pursuant to specific standards and criteria identified herein and the provisions identified in § 400-23.
The construction, reconstruction, renovation, repair, extension, expansion, alteration, or relocation of a building or structure, including the placement of mobile homes.
A unified residential development that provides a continuum of accommodations and care from independent living to long-term bed care, personal support services, as defined herein, and enters into agreements to provide care in exchange for fees.
A lot or portion of a lot used by a general contractor or builder where equipment and materials are stored or where a contractor performs shop or assembly work, but does not include a construction site or any establishment otherwise defined or classified herein.
A commercial establishment that offers convenience goods for sale, such as prepackaged or limited prepared food items, tobacco, periodicals, and other household goods, but does not include the sale of fuel.
The remodeling of a single-family dwelling unit into two or more separate dwelling units or a group living or custodial arrangement including required parking on site.
An establishment with a furnace used solely for the cremation of cadavers.
Any premises which is licensed by the Pennsylvania Department of Welfare as a day-care center, where care is provided for any number of adults, who are not relatives of the operator, at any one time for part of a twenty-four-hour day.
A commercial establishment which is licensed by the Pennsylvania Department of Welfare as a day-care center, where care is provided for 12 or more children under 16 years of age for less than 24 hours per day.
The temporary use of a single-family dwelling unit or church for the care of preschool or school-aged children during normal working hours. Department of Public Welfare certification for a day care is a prerequisite.
Except as otherwise specified, the following terms shall apply to all residential development:
The number of dwelling units per lot area or site area expressed in acres.
The number of dwelling units per net lot area or net site area expressed in acres.
Any person, acting as agent for a corporation, partnership, association or other legal entity, who has made application for land development, subdivision or planned residential development approval.
Any man-made change to improved or unimproved real estate, including but not limited to buildings or other structures, the placement of mobile homes, streets, and other paving, utilities, filling, grading, excavation, mining, dredging, or drilling operations.
The provisions for development of a planned residential development, including a plat of subdivision, all covenants relating to use, location and bulk of development, streets, ways and parking facilities, common open space and public utilities. The phrase "provisions of the development plan," when used in this chapter, shall mean the written and graphic materials referred to in this definition.
A minor vehicular way providing access between a street and a parking area or garage within a lot or property.
See "dwelling, duplex."
A building, on a lot, designed with culinary and sanitary facilities and occupied exclusively as a residence by one family.
A building containing only two dwelling units, each of which are entirely separated from the other by a continuous, common wall extending from the basement to the roof, with each dwelling unit having independent access directly to the outside, or are constructed on top of one another and divided by a common floor/ceiling structure, with each dwelling unit having direct access to the outside.
Any room or group of rooms located within a residential building and forming a single, habitable unit with facilities used or intended to be used for living, sleeping, cooking and eating by one family.
A suite of rooms or a single room in a building containing three or more dwelling units, each with its own cooking, food storage, bathing and toilet facilities and with access directly or by a common hallway to the outside.
A building which contains no more than eight dwelling units, each of which are separated from the adjoining unit or units by a continuous, common wall extending from the basement to the roof, each unit having independent access directly to the outside and having no other units above or below.
A grant of the specified use of a parcel of land to the public, a corporation or a person.
A building, structure and/or lot used for the maintenance, fueling, storage, dispatching or parking of vehicles and/or equipment utilized to provide private and/or public rescue or ambulatory services, fire and/or police services.
The removal of surface materials by the action of natural elements.
The erection, construction, alteration or maintenance of underground or overhead gas, electrical, steam or water transmission or distribution systems, including poles, wires, mains, drains, sewers, pipes, conduit cables, fire alarm boxes, police call boxes, traffic signals, hydrants, street signs, cable television or other telecommunications transmission lines provided by public or private entities, and other similar equipment and accessories in connection therewith, reasonably necessary for the furnishing of adequate service by such public utilities or municipal or other governmental agencies or for the public health or safety or general welfare, but not including buildings. Communications facilities shall not be considered essential services for the purposes of this chapter.
One or more persons related by blood, foster relationship, marriage or adoption and, in addition, any domestic servants or gratuitous guests thereof, or a group of not more than three persons who need not be so related and, in addition, domestic servants or gratuitous guests thereof, who are living together in a single, nonprofit dwelling unit and maintaining a common household with single cooking facilities. A roomer, boarder or lodger shall not be considered a member of the family.
Any artificially constructed barrier of any material or combination of materials erected to enclose, screen or separate areas.
A commercial establishment, excluding banking service, where the principal business is the receipt, disbursement, or exchange of funds and currencies such as savings, loans, credit unions or check-cashing establishments.
A temporary inundation of normally dry land areas.
A relatively flat or low land area which is subject to partial or complete inundation from an adjoining or nearby stream, river or watercourse and/or any area subject to the unusual and rapid accumulation of surface waters from any source.
Areas of trees, the majority of which are greater than 12 inches in diameter at breast height (four feet above grade) and covering an area greater than one acre; or groves of mature trees of individual specimens which are greater than 12 inches in diameter at breast height (four feet above grade), consisting of more than 30 individual trees without regard to minimum area.
The management of woodlands and timberlands, when practiced in accordance with accepted silvicultural principles, through developing, cultivation, harvesting, transporting and selling trees for commercial purposes and does not involve any land development.
An accessory building designed for the storage of motor-driven vehicles owned and used by the occupants of the building to which it is accessory. Not more than one of the vehicles may be a commercial vehicle of not more than two tons' capacity.
A building or portion thereof, other than a private garage, designed and used for equipping, servicing, repairing, hiring, displaying, selling, storing and parking of motor-driven vehicles.
A commercial establishment that offers convenience goods for sale, such as prepackaged or limited prepared food items, tobacco, periodicals, and other household goods in conjunction with the sale of fuel/energy recharge for vehicles.
See Appendix A for related definitions.[6]
An accessory dwelling unit situated on a lot which has its own entrance, kitchen, bathroom and living area. Such an accessory dwelling often is one of the following types:
A dwelling unit situated above a rear detached garage;
A dwelling unit attached to a single detached dwelling at grade; or
A dwelling unit detached from the principal dwelling.
A commercial establishment that sells produce, dry goods, meats, baked goods, dairy items, frozen foods and the like. The term "grocery store" includes supermarkets, food stores, green grocers, dairies, delicatessens, but not including convenience stores.
The sum of the areas of the several floors of the building or structure, as measured from the exterior faces of the walls. It does not include basements, unenclosed porches, attics not usable for human occupancy, nor any floor space in an accessory building nor in the main building intended or designed for the parking of motor vehicles in order to meet the parking requirements of this chapter, nor any such floor space intended and designed for accessory heating and ventilating equipment.
A facility which houses unrelated residents and provides twenty-four-hour supervision and rehabilitation services for developmentally disabled individuals (mental retardation, autism, cerebral palsy, epilepsy or other similar conditions) and is licensed by the Pennsylvania Department of Public Welfare for such purposes.
A dwelling unit where room and board is 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 and no more than two employees 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 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.
Any area of land, including any structures thereon, or any building or part thereof, that is used for the mechanical and/or body repair of trucks trailers and construction-type equipment.
Four to six levels within one structure of independent dwelling units.
A business or commercial activity administered or conducted clearly secondary to the use as a residential dwelling and which involves no customer, client or patient traffic, whether vehicular or pedestrian, pickup, delivery or removal functions to or from the premises, in excess of those normally associated with residential use. The business or commercial activity must satisfy the following requirements:
The business activity shall be compatible with the residential use of the lot and surrounding residential uses.
The business shall employ no employees other than family members residing in the dwelling.
There shall be no display or sale of retail goods and no stockpiling of inventory of a substantial nature.
There shall be no outside appearance of a business use, including, but not limited to, parking, signs or lights.
The business activity may not use any equipment or process which creates noise, vibration, glare, fumes, odors or electrical 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.
A commercial establishment specializing in the sale of building supplies and construction materials for new construction, repair or remodeling. A home improvement center may include an outdoor display/storage area for merchandise or an area for a landscape nursery.
A business or commercial activity carried on entirely within a building whose principal use is a single-family dwelling but does not meet the requirements of a no-impact home-based business.
A building containing rooms and facilities intended to be used and occupied to provide care, diagnosis, treatment and health care services to humans.
Impervious surfaces are those surfaces which do not absorb rain. All buildings, parking areas, driveways, roads, sidewalks, and any area in concrete and asphalt shall be considered impervious surface within this definition. In addition, other areas determined by a professional engineer selected by Aleppo Township to be impervious within the meaning of this definition will also be classified as impervious surfaces.
Residences for primarily elderly persons that provide amenities such as private sanitary, cooking, and sleeping areas within a single dwelling or structure.
Any building or structure where more than four dogs or four cats or any combination thereof exceeding four animals which are six months old or older are kept, bred, trained or boarded, whether for profit or not.
Any of the following activities:
The improvement of one lot or two or more contiguous lots, tracts or parcels of land for any purpose involving:
A group of two or more residential or nonresidential buildings, whether proposed initially or cumulatively, or a single nonresidential building on a lot or lots regardless of the number of occupants or tenants; or
The division or allocation of land or space, whether initially or cumulatively, between or among two or more existing or prospective occupants by means of, or for the purpose of, streets, common areas, leaseholds, condominiums, building groups or other features.
A subdivision of land.
"Land development" does not include development which involves:
The conversion of an existing single-family detached dwelling or single-family semidetached dwelling into not more than three dwelling units, unless such units are intended to be a condominium;
The addition of an accessory building, including a farm building, on a lot or lots subordinate to an existing principal building; or
The addition or conversion of buildings or rides within the confines of a business establishment which would be considered an amusement park. For the purposes of this subsection, an "amusement park" is defined as a tract or area used principally as a location for permanent amusement structures or rides. This exclusion shall not apply to newly acquired acreage by an amusement park until initial plans for the expanded area have been approved by the proper authorities.
A building or structure utilized for the storage and sharing of books, media and information with the general public and may or may not include areas for public meeting and the like.
A health care facility for the transitional residency of senior and/or disabled persons, providing for a progression of residential living types, such as from independent living in single-family units to assisted and/or congregate living and culminating in a full health and continuing care nursing home facility, where any portion of the facility may include common dining and recreation areas and which provides supportive services, not primarily medical in nature, to facility residents for activities of daily living. A life care facility/senior living community may include a licensed adult day-care program; such facility shall comply with all applicable federal, state and local laws, ordinances and regulations relating to housing for the elderly. This term shall not include nursing homes, domiciliary care, convalescent homes, personal care facilities, or group care homes.
A building or structure where the processing and fabrication of certain materials and products occurs without producing noise, vibration, air pollution, fire hazard or noxious emissions that could disturb or endanger neighboring lots. "Light manufacturing" includes the production of the following goods: home appliances; electrical instruments; office machines; precision instruments; electronic devices; timepieces; jewelry; optical goods; musical instruments; novelties; wood products; printed material; lithographic plates; type composition; machine tools; dies and gauges; ceramics; apparel; lightweight metal castings; film processing; light sheet metal products; plastic goods; pharmaceutical goods; and food products, but not animal slaughtering or curing nor rendering of fats.
A designated parcel, tract or area of land established by a plat or otherwise as permitted by law and to be used, developed or built upon as a unit.
The area of a lot not including area within a street right-of-way.
(See Exhibit No. 2.[7])
A lot which has an interior angle of less than 135° at the intersection of two street lines. A lot abutting upon a curved street or streets shall be considered a corner lot if the tangent to the curve at points beginning within the lot or at points of intersection of the side lot lines with the street lines intersect at an angle of less than 135°.
An interior lot having frontage on two parallel or approximately parallel streets.
A lot located at least partially behind another (intervening) lot and does not have the majority of its required lot width fronting a street. Flag lots access streets by narrow extensions of the lot which connect to the street.
The average horizontal distance between the front and rear lot lines.
The distance measured between the side lot lines at the required building setback line. In a case where there is only one side lot line, lot width shall be measured between the side lot line and opposite rear lot line or street line.
The horizontal distance between the side lot lines measures at the point where the side lot lines intersect the street right-of-way. All sides of a lot that abut a street shall be considered frontage.
The boundary line separating the lot from the street. In the case of corner and through lots, front lot lines shall be established along each street.
The boundary of a lot which is most distant and is most nearly parallel to the front lot line.
Any boundary of a lot which is not a front or rear lot line.
400 Lot Line_Side.tif
An area of land designed as a lot on a plan of subdivision or described on a deed duly recorded or registered pursuant to statute with the Recorder of Deeds of Allegheny County.
A building, structure or lot where processed wood timbers and products are stored for bulk and retail sale. The term "lumberyard" does not include the sawing, shaving, chipping, stripping or otherwise processing of logs and wood timbers.
Any industrial processing which is not obnoxious or offensive by reason of smoke, fumes, odor, gas, dust, glare, noise or vibration or which constitutes a public hazard by specific prohibition herein.
A voluntary negotiating process in which parties in a dispute mutually select a neutral mediator to assist them in jointly exploring and settling their differences, culminating in a written agreement which the parties themselves create and consider acceptable.
A lot or series of lots, usually under single ownership, which has been planned to contain and improved for the placement of two or more mobile home lots in which each lot has been planned and improved for the placement of one mobile home for nontransient use.
A transportable, single-family dwelling intended for permanent occupancy, nonmedical office, or place of assembly, contained in one or more sections, built on a permanent chassis, which arrives at a site complete and ready for occupancy except for minor and incidental unpacking and assembly operations, and constructed so that it may be used with or without a permanent foundation. The term does not include recreational vehicles or travel trailers.
A commercial establishment which provides transient lodging accommodations to the general public in sleeping units which each unit has independent access and where such establishment may provide such additional supporting services as restaurants, meeting rooms, recreation facilities and living quarters for a resident manager or proprietor.
Any building, structure or lot used by the Township, a municipal-related use or a municipal authority/commission created by the Township. These uses shall include an administrative facility, firehouse and/or emergency medical services.
The area of a site or lot that may be built upon under the regulations of this chapter for the district in which the site or lot is located.
Net buildable area, including all common open space, within a planned residential development site.
A lot, the area or dimension of which was lawful prior to the adoption or subsequent amendments of the Township's first Zoning Ordinance, but which fails to conform to the requirements of the zoning district in which it is located by reasons of such adoption or amendment.
A structure or part of a structure not complying in its design with the applicable provisions of the Township's first Zoning Ordinance or subsequent amendments, where such structure lawfully existed prior to the application of this chapter or amendments to its location by reason of annexation. Such nonconforming structures include, but are not limited to, nonconforming signs.
A use of a building or use of land lawfully existing on the effective date of the Township's first Zoning Ordinance or subsequent amendments thereto which does not completely conform to the use regulations for the zoning district in which it is located.
A facility licensed by the Commonwealth of Pennsylvania that provides long-term inpatient care by licensed nurses and physicians.
As defined herein, offices shall be limited to the following:
A commercial establishment which generally operates on a first-come-first-served basis and which has relatively high pedestrian or customer traffic, including advertising agencies, manufacturing representatives, personnel agencies, travel and ticket agencies and the like.
A commercial establishment which generally serves clients and operates on an appointment basis, with relatively low pedestrian or vehicular traffic, including offices of accountants, architects, attorneys, consultants, designers, engineers, insurance agents, realtors, and the like.
A commercial establishment of a governmental agency, social service organization, notary, public or private utility, political organization or the like.
A commercial establishment where one or more licensed medical professionals provide diagnosis and treatment to the general public without overnight observation. Such use may include such functions as and facilities for reception areas, administrative offices, examination rooms and x-ray rooms, provided that all such uses have access only from the interior of the building. A medical office shall not include a pharmacy or surgical suites.
Such facility that contains a total of four or fewer examination rooms (not including laboratories and/or x-ray rooms).
Such facility that contains more than four examination rooms (not including laboratories and/or x-ray rooms).
A flood that, on the average, is likely to occur once every 100 years (i.e., that has a one-percent chance of occurring each year, although the flood may occur in any year).
An open off-street area other than a private road or way (with adequate means of access), used exclusively for the parking of automobiles of occupants of the premises.
An open off-street area other than a driveway, private road or way (with adequate means of access), available to the general public for the parking of motor vehicles.
The number of feet of rise per 100 feet in length, i.e., a twenty-foot rise in a one-hundred-foot length is said to be a twenty-percent grade.
See "assisted living unit."
A commercial establishment providing domestic commodities and services pertaining to the person, their apparel or personal effects commonly carried on or about the person, including, but not limited to, shoe repair, tailoring, clothes cleaning, watch repairing, barbershops, beauty parlors, massage therapy establishments and related activities.
Uses accessory to the primary residential uses within a continuing care retirement community and designed to provide a variety of personal services primarily to the residents of a continuing care retirement community, including, but not limited to, beauty shops and barbershops, assembly areas, gift shops, post offices, banks, pharmacies, medical offices, laundries and adult or child day-care centers.
A commercial establishment which primarily sells prescription drugs, patient medicines and surgical and sickroom supplies. The term "pharmacy" may also include the provision of a limited selection of housewares and foodstuffs.
A building, structure, lot or portion of land where people regularly observe, practice or participate in religious or spiritual services, meetings or activities or is designed for the assembly or collection of persons at any one time, or adapted or used for purpose of assembly, where persons may congregate for civic, political, religious, educational, social, recreation and amusement purposes.
A lot or portion of land, controlled by a single landowner, to be developed as a single entity for a number of dwelling units, or combination of residential and nonresidential uses, the development plan for which does not correspond to the standard lot area, bulk, type of dwelling, or use, density or intensity, lot coverage and required open space regulations established in any one base zoning district under the provisions of this chapter.
The use of offices and related space for such professional services and activities as are provided by doctors, dentists, lawyers, architects, engineers, realtors, teachers, artists, musicians, magistrates and similar services or by any such persons licensed to practice.
See "building."
See "use."
A for-profit or not-for-profit establishment operated by a private organization for social, recreational, educational or fraternal purpose, but open only to members and their guests and not to the general public.
A private way used or intended to be used for passage by motor vehicles.
A privately operated service for a defined portion of residents or businesses that elect not to utilize public utilities for the distribution of water, gas, electricity, oil or steam or collecting sanitary sewage and consequently provide the means or portion of the means to support and maintain such privately operated systems.
A formal meeting open to the general public held pursuant to proper public notice by the Board of Commissioners of Aleppo Township or planning agency, intended to inform and obtain public comment prior to taking action in accordance with this chapter.
A forum held pursuant to notice under the Act of July 3, 1986 (P.L. 388, No. 84), known as the "Sunshine Act."[8]
Notice published once each week for two consecutive 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 be not more than 30 days nor less than seven days from the date of the hearing. Public notice shall also precede public meetings.
A lot or portion of land specifically defined or set aside for use by and for the general public in both active or passive recreational uses and includes all landscaping, facilities and apparatus, playing fields, utilities, buildings and other structures that are consistent with the general purposes of public parkland and whether or not such recreational facilities are publicly operated or operated by other organizations pursuant to arrangements with the public authority owning the park.
An open off-street area, other than a private road or way (with adequate means of access), available to the general public for the parking of automobiles.
Public parks, public and private schools and cultural, administrative and service buildings, not including public lands or buildings devoted solely to the storage and maintenance of equipment and material.
All of the buildings, wells, dams, reservoirs, plants and equipment of a public utility, including all tangible and intangible real and personal property without limitation, and any and all means and instruments of ownership, operation, lease, license, use or control, furnished or supplied for, by or in connection with the business of any public utility.
A service, often privately operated, for the general population distributing water, gas, electricity, oil or steam or collecting sanitary sewage by means of a network of overhead or underground conduits and requiring at various locations, to maintain efficiency of the system, pumping, regulating, transformer, switching or other devices or structures, but not including nonmedical offices.
A facility open to the public that normally charges a fee/admission/donation, whether or not for profit, for the provision of recreation or entertainment for the general public, including but not limited to theaters, dance halls, bowling alleys, billiard and pool halls, video and other coin-operated game parlors, miniature golf courses, indoor rifle ranges, indoor archery ranges, go-kart tracks and automobile race tracks/speedways, and not including establishments that feature gaming and/or adult-oriented entertainment.
A building or structure 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 the initial manufacturing of developed products as an accessory use.
A private parking space, whether or not enclosed, located off the right-of-way of any public or private road, for residential occupancy or use.
A retail establishment which prepares and serves food to paying customers.
A commercial establishment which serves ready-to-eat food, desserts or beverages available upon a short waiting time, generally in disposable containers or wrappers for immediate consumption on or off the premises, typically including a public service area with counter and queuing areas and no or limited table service.
A commercial establishment with kitchen facilities which provides food for consumption on the premises at all times and includes tables and chairs with table service where customers are provided with an individual menu. The sale of alcoholic beverages is incidental to the sale and consumption of food.
A commercial establishment which serves ready-to-eat food, desserts or beverages available upon a short waiting time, generally in disposable containers or wrappers for immediate consumption off the premises, typically including a public service area with counter and queuing areas and no table service.
A commercial establishment located entirely within an enclosed building which sells goods, services or merchandise to the general public for personal, household or nonmedical office consumption and which shall not include wholesaling, manufacturing or processing of the goods offered for sale.
Land set aside for use as a street, alley or other means of travel, as established by the commonwealth, other appropriate governing authorities or individual landowners, and currently in existence.
The right-of-way deemed necessary as appropriate to provide adequate width for future street improvements.
The entire right-of-way of a public or private street or highway or of a private road providing access to two or more properties.
A device designed or used for the reception of television or other electronic communications signals broadcast or relayed from an earth satellite.
A building or structure operated by a public or religious organization, having regular sessions, with regularly employed instructors and meeting all of the requirements of the Pennsylvania Department of Education for providing primary, secondary, postsecondary, undergraduate and/or graduate collegiate education. This definition shall not include privately operated, for-profit trade, vocation, avocation or business schools.
A building or structure operated by a private or nonprofit entity as a commercial enterprise where persons are instructed, taught or trained a specific trade, vocation, avocation or business discipline. The term "commercial school" shall include, but not be limited to, activities such as dancing, music, sports/recreation, business and technical training.
Any sewer system in which sewage is collected from more than one lot and piped to an approved sewage disposal plant or central septic tank disposal system. It may also be referred to as an "off-lot" or "off-site" sewer. This shall include capped sewers when installed to Township specifications.
An on-lot septic tank disposal system providing for disposal of effluent for one building and its accessory building on a single lot of at least one acre.
Any place to which the public is permitted or invited wherein coin-operated, slug-operated, or for any form of consideration, or electronically, electrically, or mechanically controlled still or motion-picture machines, projectors, video or laser disc players, 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.
An establishment having a substantial or significant portion of its stock-in-trade in, or an establishment which, as one of its principal business purposes, offers for sale or rental, any of the following:
Books, magazines, periodicals or other printed matter, or photographs, films, motion pictures, videocassettes or video reproductions, slides, CD-ROM discs or other computer software, and other visual representations, which are distinguished or characterized by their emphasis on matter depicting, describing or relating to specified sexual activities or specified anatomical areas, and in conjunction therewith may have viewing booths or other facilities for the presentation of adult entertainment for observation by patrons; or
Instruments, devices, or paraphernalia which are designed for use in connection with specified sexual activities.
An adult arcade, adult bookstore, adult novelty store, adult cabaret, adult theater, escort agency, nude model studio or sexual encounter or mediation center.
An exhibition of any adult-oriented motion pictures, meaning those distinguished or characterized by an emphasis on matter depicting, describing or relating to specified sexual activities or specified anatomical areas; or
A live performance, display or dance of any type, which has as a significant or substantial portion of the performance any actual or simulated performance of specified sexual activities or exhibition and viewing of specified anatomical areas or persons in a state of nudity; or
Films, motion pictures, videocassettes, 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.
A hotel, motel or similar commercial establishment which offers sleeping rooms, for rent, four or more times in one calendar day during five or more calendar days in any continuous thirty-day period.
A theater, tavern, banquet hall, party room, conference center, restaurant, nightclub, hall, auditorium, club, recreation center, indoor amusement center or similar commercial establishment which, as one of its principal business purposes, offers adult entertainment.
A person who performs any service on the premises of an adult business on a full-time, part-time or contract basis, whether or not the person is denominated an employee, independent contractor, agent or otherwise, and whether or not said person is paid a salary, wage or other compensation by the operator of said business. "Employee" does not include a person exclusively on the premises for repair or maintenance of the premises or equipment on the premises or for the delivery of goods to the premises.
A person who, for consideration, agrees or offers to act as a companion, guide, or date for another person, or who agrees or offers to privately model lingerie or to privately perform a striptease for another person.
A person or business association who furnishes, offers to furnish, or advertises to furnish escorts as one of its primary business purposes for a fee, tip, or other consideration.
Means and includes any of the following:
The opening or commencement of any adult business as a new business;
The conversion of an existing business, whether or not an adult business, to any adult business;
The addition or change of any adult business to any other existing adult business or to a nonadult business; or
The relocation of any adult business.
A person in whose name a license to operate an adult business has been issued, as well as the individual listed as an applicant on the application for a license; and in the case of an employee, a person in whose name a license has been issued authorizing employment in an adult business.
Any place where a person who appears in a state of nudity or who displays specified anatomical areas is provided to be observed, sketched, drawn, painted, sculptured, photographed, or similarly depicted by other persons who pay money or any form of consideration. "Nude model studio" shall not include a proprietary school licensed by the State of Pennsylvania or a college, junior college or university supported entirely or in part by public taxation; a private college or university which maintains and operates educational programs in which credits are transferable to a college, junior college, or university supported entirely or partly by taxation; or in a structure:
That has no sign visible from the exterior of the structure and no other advertising that indicates a nude person is available for viewing; and
Where, in order to participate in a class, a student must enroll at least three days in advance of the class; and
Where no more than one nude model is on the premises at any one time.
The showing of any part of the human male or female genitals, pubic area, vulva, anus, anal cleft or cleavage with less than a fully opaque covering, the showing of the female breast with less than a fully opaque covering of any part of the nipple, or the showing of the covered male genitals in a discernibly turgid state.
A business, agency or person which, for consideration, provides for commercial purposes a place where persons, not all members of the same family, may congregate, assemble or associate for the purpose of engaging in specified sexual activities or exposing specified anatomical areas as defined herein.
Human 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.
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:
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 or release from confinement for the conviction, whichever is the later date, if the conviction is of a felony offense; or
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 twenty-four-month period.
The fact that a conviction is being appealed shall have no effect on the disqualification of the applicant or a person residing with the applicant.
Any of the following:
The fondling or other erotic touching of human genitals, pubic region, buttocks, anus, or female breasts;
Sex acts, normal or perverted, actual or simulated, including intercourse, oral copulation, masturbation, or sodomy; or
Human genitals in a state of sexual stimulation or arousal.
Means and includes any of the following:
The sale, lease or sublease of the business;
The transfer of securities which constitute a controlling interest in the business, whether by sale, exchange, or similar means; or
The establishment of a trust, gift, or other similar legal device which transfers the ownership or control of the business, except for transfer by bequest or other operation of law upon the death of the person possessing the ownership or control.
Booths, stalls, partitioned portions of a room, cubicles, compartments, rooms or other enclosures which are available to members of the public, patrons or members for viewing:
Films, movies, videos, or visual reproductions of any kind depicting or describing specified sexual activities or specified anatomical areas; or
Persons who appear in a state of nudity or who offer performances or presentations characterized by the exposure of specified anatomical areas or by specified sexual activities.
Any letter, word, model, banner, flag, device, structure, representation or device for visual communication that is used for the purpose of bringing the subject thereof to the attention of the public.
A parcel or parcels of land intended to have one or more buildings or intended to be subdivided into one or more lots.
The combined lot area within one or more contiguous lots or tracts developed singly or combined to create a unified development site.
The face of an embankment or cut section; any ground whose surface makes an angle with the plane of the horizon. Slopes are usually expressed in a percentage based upon vertical difference in feet per 100 feet of horizontal distance.
A commercial establishment in which small appliances are repaired and/or sold to the general consumer.
The Solicitor of Aleppo Township.
A communications tower designed and constructed to appear as a mature tree, clock tower, or similar object.
The dividing line between the street and the lot. The street line shall be the same as the legal right-of-way, provided that where an existing or future right-of-way width for a road or street has been established, then that width shall determine the location of the street line.
Any man-made object having an ascertainable stationary location on or in land or water, whether or not affixed to the land.
The division or redivision of a lot, tract or parcel of land by any means into two or more lots, tracts, parcels or other divisions of land, including changes in existing lot lines, for the purpose, whether immediate or future, of lease, partition by the court for distribution to heirs or devisees, transfer of ownership or building or lot development. "Subdivision" includes resubdivision and condominium creation or conversion or any lot line change(s).
A commercial establishment storing or offering for sale building supplies, including light wood fabricating and woodworking, steel supplies, heavy equipment, feed and grain and similar goods. Supply yards do not include the wrecking, salvaging, dismantling or storage of automobiles and similar vehicles which are prohibited by the Township.
Any swimming pool open to the general public in any way.
Any swimming pool operated under the jurisdiction of a private club whose membership is composed of invited or elected members.
A permanent swimming pool on private property on which there is a family dwelling, the swimming pool being an accessory use thereof.
A commercial establishment which provides on-site alcoholic beverage sales for drinking on the premises, where food is served only as accessory to the principal use, where live entertainment (non-sexually oriented) may also be provided, and where minors are not admitted unless accompanied by a parent or guardian.
A building or structure operated as a not-for-profit or business establishment, inside a completely enclosed building, devoted to showing pictures and/or live dramatic or musical performances. A theater may contain an auditorium in addition to other performance-related facilities. Adult theaters are excluded in this definition.
The purpose or activity for which land or a building is designated, arranged, intended, or for which it is or may be occupied or maintained.
A use customarily incidental and subordinate to the principal use of the principal structure and located on the same lot with such principal use or principal structure.
The primary use of the lot, building or structure.
See "public utility facility."
Within the terms of this chapter, "utility systems" shall be defined as gas, electric, telephone, cable TV and/or any such service regulated by the Pennsylvania Public Utility Commission.
Relief granted by the Zoning Hearing Board from requirements of this chapter and as authorized by the Pennsylvania Municipalities Planning Code.[9]
A commercial establishment owned and operated by a veterinary medical doctor(s), certified in the Commonwealth of Pennsylvania, for the medical or surgical treatment of domestic, agricultural or zoological animals, but excluding the boarding and grooming of animals not subjected to medical or surgical treatment.
Those areas which are inundated by water with sufficient frequency to support an assemblage of organisms that is adapted to saturated or seasonally saturated soil conditions for growth and reproduction, including, but not necessarily limited to, swamps, marshes, bogs, sloughs, wet meadows, river floodplains, mud flats and wet prairies.
A business establishment primarily engaged in selling merchandise, dry goods and foodstuffs to retailers, institutional, commercial or professional business customers or other wholesalers, rather than to the general public, which includes the warehousing of merchandise and which may include distribution of such merchandise on the site of the principal business.
A device, and its associated equipment, that is designed to convert enough wind energy to mechanical or electrical energy to be used for commercial establishments or for the commercial sale of said energy to the general population.
A residential-scale device, and its associated equipment, designed to convert wind energy to mechanical or electrical energy to no more than four residential dwelling units.
The portion of a lot between the principal building/structure and the lot line. Where the configuration of a principal building/structure or a lot makes it difficult to discern the location of yards, the Zoning Officer shall establish such yards at his/her sole discretion.
The space extending the full width of the lot and situated between the front lot line and the front of the principal building/structure.
The space extending the full width of the lot and located between the rear lot line and the rear of the principal building/structure.
The space located between the side lot line and the side of the principal building/structure and extending from the front yard to the rear yard.
400 Side Yard.tif
A geographical area with boundaries that includes surface areas as indicated on the Official Zoning Map.
The boundaries of the said districts shall be those shown upon the map which is a part of this chapter and shall be designated the "Aleppo Township Zoning Map." The said map, together with all notations, references and other things shown thereon, shall be as much a part of this chapter as if they were fully set forth.[10]
The Zoning Officer or his authorized representative appointed by the Township Board of Commissioners.
The document issued by the Zoning Officer authorizing the use of the land, building or structure for which application has been made.
Editor's Note: See 74 Pa.C.S.A. § 5101 et seq.
Editor's Note: Figure 1 is on file in the Township offices.
Editor's Note: Figure 1 is on file in the Township offices.
Editor's Note: Exhibit No. 1 is on file in the Township offices.
Editor's Note: See 53 P.S. § 10301 et seq.
Editor's Note: Appendix A is on file in the Township offices.
Editor's Note: Exhibit No. 2 is on file in the Township offices.
Editor's Note: Former 65 P.S. § 271 et seq. (P.L. 388, No. 84) was repealed 10-15-1998 (P.L. 729, No. 93). See now 65 Pa.C.S.A. § 701 et seq.
Editor's Note: See 53 P.S. § 10101 et seq.
Editor's Note: The Zoning Map is included as an attachment to this chapter.