[Ord. No. 477, 5/11/2021]
For the purposes of this chapter, the following rules of usage
and interpretation shall apply, unless the context indicates otherwise.
In the interpretation of this chapter, the provisions and rules of
this chapter shall be observed and applied, except when the context
clearly requires otherwise.
1.Â
Words in the present tense include the future.
2.Â
Words in the singular include the plural, and the plural the singular.
3.Â
The word "shall" is intended to be mandatory.
4.Â
The word "lot" shall include the words "plot" or "parcel."
5.Â
The word "person" includes a firm, company, corporation, partnership,
trust, organization, or association, as well as an individual.
6.Â
A building or structure includes any part thereof.
7.Â
The word "and" indicates that all connected items, conditions, provisions,
or events shall apply.
8.Â
The word "or" indicates that the connected items, conditions, provisions,
or events may apply singly or in any combination.
9.Â
The words "either" and "or" indicate that the connected items, conditions,
provisions, or events may apply singly but not in any combination.
10.Â
The word "Township" means the Township of North Fayette, Pennsylvania.
11.Â
The word "county" means the County of Allegheny, Pennsylvania.
12.Â
Any use of gender-specific words (his, hers, him, her) shall imply
both genders.
13.Â
In case of any difference of meaning or implication between the text
of this chapter and any caption, illustration, or table, the text
shall control.
14.Â
When a word or phrase is not specifically defined in this chapter,
or referenced in another ordinance, then the common meaning of the
word or phrase, or the definition contained in Webster's Dictionary,
most current version, shall apply.
[Ord. No. 477, 5/11/2021]
When used in this chapter, the following words, terms, and phrases
shall have the following meanings, unless expressly stated otherwise
or unless the context clearly indicates otherwise.
A public or private thoroughfare that affords a means of
access to an abutting property, parking area, or street and that has
a width in accordance with the Township standard details, but in no
case shall be less than 20 feet in width. An access drive shall not
be considered a driveway.
An accessory structure that is customarily incidental to
the permitted agricultural use or principal building, including not
limited to, livestock barns, stables, grain silos, and toolsheds.
A separate and accessory living space that is attached or
detached to the primary dwelling. Attached accessory dwelling units
typically include living, sleeping, kitchen, and bathroom facilities
that are accessed from a lockable entrance door.
A structure which is on the same lot with, but detached from,
the principal building or structure and which is customarily incidental
and subordinate to the principal structure or principal use of the
land, including but not limited to private garages, storage sheds,
and the like.
A use customarily incidental and subordinate to the principal
use of the land located on the same lot as the principal use.
Applies to structures not initially designed for permanent
residential use and former public, semipublic and other large buildings
(including schools, churches, armories, and other civic structures)
which lie within a permitted zoning district within the Township,
with the express purpose of encouraging the adaptive and flexible
reuse of such buildings.
Property that is contiguous with the boundaries of any side
of the subject property.
Any use of land or structures for an enterprise that is actively
engaged in the commercial production and preparation for market of
crops, livestock, and livestock products and in the production, harvesting,
and preparation for market or use of agricultural, agronomic, horticultural,
silvicultural, and aquacultural crops and commodities. The term includes
an enterprise that implements changes in production practices and
procedures or types of crops, livestock, livestock products, or commodities
produced consistent with practices and procedures that are normally
engaged by farmers or are consistent with technological development
within the agricultural industry. Also see "barn," "grain silo," and
"stable" in this section.
The practice of attracting travelers or visitors to an area
or areas used primarily for agricultural purposes, including but not
limited to overnight stays (lodging and camping), special events and
festivals, recreation activities and events, fresh products and value-added
products, tourism-enhanced direct marketing, and/or education. Agritourism
may serve as a supplementary, complimentary, or primary enterprise
of the area(s). See definitions of "supplementary agritourism enterprise"
and "complimentary agritourism enterprise" in this section.
Any 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 airport
purposes. This classification includes airport maintenance facilities
and airport terminals.
A tower at an airfield from which air traffic is controlled
by radio and observed physically and by radar.
The highest point of an airport's usable landing area measured
in feet above 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 as 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]
The portion of the parking lot devoted to providing immediate
access to the parking stalls. The recommended aisle width is dependent
of the parking angle.
A passage of way open to public travel which affords generally
a secondary means of vehicular access to abutting lots and is not
intended for general traffic circulation.
As applied to a building or structure, a change or rearrangement
in the structural parts or in the exit facilities, or an enlargement,
whether by extending on a side or by increasing in height, or the
moving from one location to another, or any change in use from that
of one zoning district classification to another. Also, a change in
a building, electrical, gas, mechanical, or plumbing system that involves
the extension, addition, or change to the arrangement or type of purpose
of the original installation that requires a permit.
Any change in the support members of a building, such as
bearing walls, columns, beams, or girders; changes in the means of
ingress and egress; enlargement of floor area or height of a structure;
or relocation of a structure from one position to another.
The all-encompassing noise level associated with a given
environment, being a composite of sounds from all sources at the location,
constituting the normal or existing level of environmental noise at
a given location without extreme atmospheric conditions, such as wind
greater than three meters per second or precipitation, and then adjusting
the noise level to eliminate any noise associated with existing developments
or facilities.
A structure or other area set aside for storage of ambulance
vehicles, medical equipment, personal protective equipment, and other
medical supplies. Most stations are made up of garage bays or a parking
area, normally under cover.
An oval or round structure having tiers of seats rising gradually
outward from a central open space or arena. An amphitheater is provided
for as a principal or accessory use.
An amusement arcade is provided for as principal or accessory
use. If an accessory use, any establishment where two or fewer amusement
devices are located. If a principal use, any establishment where three
or more amusement devices are located.
Any mechanical, electrical, or electromechanical device,
machine or apparatus used for the playing of games and amusements,
which devices or apparatus are commonly known as "pinball machines,"
"video games," and "jukeboxes," 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.
An establishment developed primarily for entertainment purposes
and offering rides and exhibitions for a fee.
A facility that cares for domestic animals for less than
12 consecutive hours in the absence of the pet's owner or a facility
that provides training for domestic animals with or without the facility
owner receiving compensation for such services. Animal day cares do
not include medical or surgical treatment or overnight boarding facilities.
A retail establishment that provides bathing, trimming, and
grooming services for small domestic animals on a commercial basis.
An animal grooming facility does not include medical or surgical treatment
or overnight boarding facilities.
An establishment where animals or pets are given medical
or surgical treatment and the boarding of animals is limited to short-term
care incidental to the hospital use or temporary boarding during treatment.
Animal hospitals and veterinarians do not include kennel services.
The American National Standards Institute.
Any system of wires, rods, discs, panels, flat panels, dishes,
whips, or other similar devices used for the transmission or reception
of wireless signals. An antenna may include an omnidirectional antenna
(rod), directional antenna (panel), parabolic antenna (disc), or any
other wireless antenna. An antenna shall not include tower-based wireless
communications facilities, as defined in this section.
A multifamily dwelling. See "dwelling types" in this section.
A landowner or developer who has filed an application for
development, permit, or approval pursuant to this chapter, including
his heirs, successors, and assigns.
Every application, whether preliminary, tentative, or final,
required to be filed and approved prior to start of construction or
development, including but not limited to an application for a building
permit, for the approval of a subdivision plat or plan, or for the
approval of a development plan.
Exterior architectural features that are visible, functional,
or ornamental objects attached to a structure or building.
An establishment that maintains a collection of wild animals,
typically in a park, garden, or a transparent tank of water for display
to the public.
An architect registered by the Commonwealth of Pennsylvania.
See "registered professional."
An area of a property within a required front yard where
a porch or deck can be built so long as it is not intended for occupancy.
The entire area of ground covered by the permitted structure
including, but not limited to, covered porches and breezeways. The
architectural footprint is exclusive of patios, decks, and exterior
walkways.
The total area of the lot or lots comprising a site.
A 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.
A use involving the creation, display, and sale of arts and
crafts, such as paintings, sculpture, and fabric crafts. The creation
of arts and crafts may also be permitted within a home occupation,
provided the requirements for such use are met.
A plant where asphalt or concrete is mixed for distribution,
typically for use off-site.
See "care facilities and senior housing" in this section.
A large building or hall used for public gatherings, typically
speeches or stage performances.
A 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."[2]
Banks, savings, and loan associations, and similar institutions
that lend money or are engaged in a finance related business.
An establishment where the principal use is the serving of
alcoholic beverages by the drink to the general public and where food
or packaged beverages may be served or sold as an accessory use.
A principal or accessory structure used for the shelter of
livestock raised on the premises, the storage of agricultural products
produced or consumed on the premises, or the storage and maintenance
of farm equipment and agricultural supplies used for the agricultural
operations on the premises. See also "accessory agriculture buildings."
That portion of a building which partly or completely has
a floor below grade.
An owner-occupied dwelling that contains not more than four
guest rooms/sleeping rooms in which lodging, long- or short-term,
is provided for compensation and in which meals for lodgers may also
be provided. This use shall not include group homes.
Structural and nonstructural environmentally sensitive design
approaches to stormwater management as defined with the Pennsylvania
Stormwater Best Management Practices Manual.
State-of-the-art mitigation measures applied to oil and natural
gas drilling and production to help ensure that energy development
is conducted in an environmentally responsible manner.
Any operation which engages in the sale of beverages in beverage
containers, which are not for consumption on the premises. This land
use typically includes the sale of alcoholic beverages in quantities
as prescribed by the Pennsylvania Liquor Control Board (LCB). This
definition includes any manufacturer who engages in these sales.
See the definition provided under "signs" in this section.
The American National Board of Fire Underwriters responsible
for establishing the set of regulations governing the construction
and installation of electrical wiring and apparatus in the United
States and as issued by the National Electrical Code and administratively
sponsored by the National Fire Protection Association.
The Board of Supervisors of the Township of North Fayette,
Allegheny County, Pennsylvania.
A building other than a hotel, motel, short-term rental,
or bed-and-breakfast, where lodging is provided for compensation.
An establishment for brewing large quantities of beer or
other malt liquors for wholesale distribution. This land use does
not provide for retail sales and/or consumption of alcoholic beverages
on the premise. See also "microbrewery."
A freestanding support structure, attached antenna, and related
equipment intended for transmitting, receiving, or retransmitting
commercial television, radio, telephone, cellular, or other telecommunications
services.
A landscaped area of a certain depth specified by this chapter
which shall be planted and maintained in trees, ground cover, shrubs,
bushes, or other natural landscaping material or an existing natural
or constructed natural barrier which duplicates the effect of the
required bufferyard.
The line which defines the placement of the building from
the street on which the building fronts, measured from the ultimate
street ROW. The build-to line of the building typically forms the
street wall line. On a corner lot, the build-to line is located on
each side of a lot abutting a street.
The process by which sensitive natural resources are inventoried
and net buildable area is calculated.
A roofed structure, whether or not enclosed by walls, to
be used for shelter, enclosure, or the protection of persons, goods,
materials, or animals.
The Unified Construction Code of Pennsylvania adopted and
as amended by North Fayette Township.
That portion of any exterior elevation on the building extending
from finished grade to top of the parapet, wall, or eaves and the
entire width of the building elevation.
The wall of the building where the principal entrance is
located, usually fronting on a public street.
See "structure height" in this section.
A permit for activities regulated by the Uniform Construction
Code and in accordance with the Township Construction Standards, as
amended, including construction, alteration, repair, demolition, or
an addition to a structure.
The line of that face of the building nearest the front line
of the lot. This face includes sun parlors, covered porches, and covered
patios, whether enclosed or unenclosed, but does not include steps.
The line of that face of the building nearest the rear line
of the lot. This face includes sun parlors, covered porches, and covered
patios, whether enclosed or unenclosed, but does not include steps.
The line of that face of the building nearest the side line
of the lot. This face includes sun parlors, covered porches, and covered
patios, whether enclosed or unenclosed, but does not include steps.
The building or buildings on a lot in which the principal
use or uses are conducted.
A building or set of buildings that are designed for the
maintenance of buses and trucks. Busses and/or trucks within this
category include vehicles that have a GVWR greater than 8,500 pounds
and less than 33,000 pounds. Related land use classifications include
automobile repair and service, commercial motor vehicle repair, and
heavy equipment repair. See also "supply yards" with regards to equipment
sales.
A commercial establishment which provides services primarily
to business establishments on a fee or contract basis, such as advertising
and public relations, management and consulting services, security
and maintenance services, equipment rental/leasing, document reproduction
and related services, and computer and data processing services.
A property, under single ownership, upon which two or more
campsites are located, established, or maintained for occupancy by
camping units as temporary living quarters for recreation, education,
or vacation purposes.
A permanent, freestanding roofed structure without walls
and not intended for human shelter.
The car wash land use classification includes the related
facilities and operations listed below.
AUTOMOBILE DETAILAny 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 "vehicle repair."
CAR WASH, AUTOMATICA structure where chains, 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 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.
An establishment that contains dwelling units, intended or
designed to be used, rented, leased, let, or hired out to be occupied
for living purposes based on age and/or resident needs. Each care
facility type designated below is provided for separately in the land
use chart under "care facility type."
ASSISTED LIVING FACILITYAny premises in which food, shelter, assisted living services, assistance or supervision, and supplemental health care services are provided for a period exceeding 24 hours for four or more adults who are not relatives of the operator, who require assistance or supervision in matters such as dressing, bathing, diet, financial management, evacuation from the residence in the event of an emergency, or medication prescribed for self-administration.
INDEPENDENT LIVING FACILITYResidential dwelling units that restrict the minimum age of residents within the community or residential development. Independent living facilities include, but are not limited to, active adult communities, retirement communities, or 55+ communities composed of non-multi-family dwelling units.
LIFE CARE COMMUNITYA corporation or association or other business entity that, in exchange for the payment of entrance and monthly fees, provides:
Residential accommodations meeting the minimum standards for
residents set forth by law and ordinances and providing a design to
meet the physical, social, and psychological needs of older people;
Medical and nursing care covering, under ordinary circumstances,
the balance of a resident's life;
Prepaid medical consultation opportunities through independent
professionals selected by the organization or through some equivalent
arrangement; or
Financial self-sufficiency, not dependent on outside support
to any significant degree, with entrance and monthly fees adjusting
to meet changing costs.
NURSING HOMEAn institution licensed by the commonwealth for the care of human patients requiring either skilled nursing or intermediate nursing care or both levels of care for a period exceeding 24 hours.
RETIREMENT HOUSING FACILITYA multifamily dwelling facility intended for senior citizens. Typically, each person or couple in the home has an apartment-style room or suite of rooms.
A detached accessory structure that includes private parking
area(s) for the storage of one or more vehicles. A carport may be
covered by a roof supported by columns or posts and has no more than
three walls. An attached carport is an extension of the principal
building and subject to the related building codes and zoning regulations
of the permitted principal use. See also "garage, private" in this
section.
That portion of a street ROW or alley that is surfaced for
vehicular or other traffic use, excluding shoulders and berms; the
portion(s) between curbs where curbs are used.
A location that prepares food for delivery and consumption
at a remote site. Catering operations, when authorized, may sometimes
be located in conjunction with an events venue. As a land use classification,
catering only includes food preparation.
A facility that provides a location for a planned occasion
or activity, such as a wedding, reunion, graduation, or other social
gathering. Event halls, when authorized, may sometimes include a catering
use.
Any site containing at least one burial, marked or previously
marked, dedicated to and used or intended to be used for the permanent
interment of the human dead, including perpetual care and nonperpetual
care cemeteries. This land use classification includes mausoleums
and columbaria but not crematoriums.
See "place of worship" in this section.
An area of unobstructed vision at the intersection of two
streets or the intersection of a driveway with a street, measured
at the height of a driver's eye, which is assumed to be 3.75 feet
above the road surface, between points at a given distance from the
intersection of the center lines of the two streets or of a street
and driveway as specified in this chapter and the SALDO,[3] intended to allow the operators of vehicles approaching
simultaneously to see each other in time to prevent a collision. Any
obstruction that impedes line-of-sight should be removed upon notification
from the Township. Further, a triangular area of unobstructed vision
as defined by PennDot Publication No. 70M: Guidelines for the Design
of Local Roads and Streets.
A system utilized while drilling so that various types of
pits are not used and instead steel bins or closed containers are
used to collect all drilling waste.
Buildings 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.
A development design technique used in PRDs that concentrates
buildings on a part of the site to allow the remaining land to be
used for recreation, common open space, and/or preservation of environmentally
sensitive areas.
The mounting of one or more wireless communications facilities
(WCFs), including antennas, on an existing tower-based WCF, or on
any structure that already supports at least one nontower WCF.
An institute of higher learning that may offer two- or four-year
programs and/or postgraduate programs.
Any structure, partially or wholly exterior to a building,
used for transmitting or retransmitting electronic signals through
the air and that does not meet the definition of a "standard antenna."
Commercial communications 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 antennas. See standards in Part 11. This term
shall not include a standard antenna.
Any 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 motor vehicles are those vehicles that have a
GVWR in excess of 33,000 pounds and generally require a commercial
driver's license to operate. Related land use classifications include
vehicle repair garage, bus or truck maintenance facility, and heavy
equipment repair. See also "supply yards" with regards to equipment
sales.
An educational establishment that provides specialized instruction
and on-site training of business, commercial, clerical, industrial,
managerial, trade, and/or artistic skills and which does not satisfy
the definitions of "school" or "college/university" in this section.
A 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, whether privately or publicly-owned.
The Commonwealth of Pennsylvania.
Any device used for the transmission or reception of radio,
television, wireless telephone, pager, commercial mobile radio service
or any other wireless communications signals, including without limitation
omnidirectional or whip antennas and directional or panel antennas,
owned or operated by any person or entity required to be licensed
by the Federal Communications Commission (FCC) to operate such device.
This definition shall not include private residence-mounted satellite
dishes or television antennas or amateur radio equipment.
A building or other place in which members of a community
may gather for social, educational, or cultural activities.
A 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.
The date within 60 days of the completion of drilling, redrilling,
or reworking of the well site.
Agritourism shares equal footing with other enterprises in
the farm product mix. See also "agritourism" in this section.
The Comprehensive Plan for the Township of North Fayette.
An authorized use which may be granted only by the Board
of Supervisors pursuant to express standards and criteria prescribed
in this chapter, after review and recommendation by the Planning Commission
and public hearing by the Board of Supervisors.
Specialized hotel (usually in a less busy but easily accessible
location) designed and built almost exclusively to host conferences,
exhibitions, large meetings, seminars, training sessions, etc. A conference
center may also provide office facilities and a range of leisure activities.
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 erection, renovation, repair, extension, expansion, alteration,
or relocation of a building, structure, or site improvements, including
the placement of mobile homes.
The North Fayette Township Standard Construction Details,
as amended.[4]
Construction-related businesses shall include building-related
industries, such as carpentry, electrical, plumbing, HVAC, etc. Construction-related
business may include retail and/or office space related to the sales
and distribution of the principal use. Supply yards and/or storage
yards may be permitted as accessory uses. See also "supply yard" and
"storage yard" in this section.
A retail establishment offering for sale a limited selection
of goods, such as food products, household items, and other goods
commonly associated with the same and generally having a gross floor
area of less than 10,000 square feet. Convenience stores may sometimes
be located in conjunction with a gas/fuel station use but only when
the gas/fuel station use is also allowable in the zoning district.
See "dwelling types" in this section.
Publicly or privately operated facilities housing persons
awaiting trial or persons serving a sentence after being found guilty
of a criminal offense, including but not limited to halfway houses,
homes licensed for juvenile offenders, or other facilities where individuals
are incarcerated or otherwise required to reside pursuant to court
order under the supervision of paid staff and personnel.
The County of Allegheny, Pennsylvania.
The Allegheny County Department of Economic Development,
Planning Division.
An accessory use in which care is provided pursuant to approval
of the Pennsylvania Department of Public Welfare, for children under
the age of 16 who are unrelated by blood or marriage to all owners
of the premises and to all owners and operators of the family child
day care home operation being conducted on the premises; provided,
further, that the premises wherein the family child day care home
operation or business is located must be the full-time bona fide residence
of the owner of said operation or business and said premises must
be in compliance with all applicable provisions and requirements of
the most recent editions of the Building Code, Residential Code, and
Fire Code, as adopted by the Township, and the rules and regulations
of the Pennsylvania Department of Public Welfare relating to family
child day care homes, and any other applicable law, ordinance, or
regulation.
A facility, licensed by the Commonwealth of Pennsylvania,
located within a building which is not used as a dwelling unit, for
the care of the elderly and/or functionally impaired adults for a
portion of a twenty-four-hour day.
A facility, licensed by the Commonwealth of Pennsylvania,
located within a building which is not used as a dwelling unit, for
the care of children under the age of 16 for a portion of a twenty-four-hour
day. This land use classification includes nursery schools which provide
daytime care and/or instruction for two or more children of preschool
age.
A unit of measurement of the intensity (loudness) of sound.
Sound level meters which are employed to measure the intensity of
sound are calibrated in decibels (dBa).
Final adjudication of any board or other body granted jurisdiction
under any land use ordinance or this chapter to do so, either by reason
of the grant of exclusive jurisdiction or by reason of appeals from
determinations. All decisions shall be appealable to the Court of
Common Pleas of Allegheny County and the judicial district wherein
the municipality lies.
A freestanding or attached accessory structure to a dwelling,
which is constructed of natural or synthetic wood, either on or above
the ground, without a roof or awning, and with flooring that is not
completely impervious, and which may include steps or railings.
A parcel of land integrated within a subdivision or land
development that is dedicated, either publicly or privately, specifically
for use as a park, open space, and/or active recreation area.
The number of dwelling units in a lot, or group of lots,
divided by the area in acres of the lot, or group of lots, computed
exclusive of any portion of the ROW of any public road.
The North Fayette Township Department of Community Development,
the designated "planning agency" for the Township which performs the
functions of a planning agency as described in the MPC for the purpose
of administering this chapter.
The Allegheny County Department of Real Estate.
The final action by an officer, body, or agency charged with
the administration of any land use ordinance or applications thereunder
except the Board of Supervisors; the ZHB; and the Planning Agency,
only if and to the extent the Planning Agency is charged with final
decision on preliminary or final plans under the SALDO[5] or PRD provisions.
Any landowner, agent of such landowner, or tenant with the
permission of such landowner, who makes or causes to be made an application
for land development, a subdivision of land, permit, or approval pursuant
to this chapter.
See "land development" in this section.
The provisions for development, including a PRD and PNRD,
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. Such provisions shall be prepared by
a surveyor, engineer, or architect and drawings associated with such
provisions shall be drawn at a scale no greater than one inch equals
100 feet.
A person retained by the Township responsible for administering
this chapter and to undertake all other powers and duties specified
by the Board of Supervisors in accordance with Article II of the MPC,
53 P.S. § 10201 et seq.
[Ord. No. 483, 7/13/2021]
The Director of the Department of Community Development or
his or her designee, appointed pursuant to Section 208 of the Pennsylvania
Municipalities Planning Code (Act of 1968, P.L. 805, No. 247, as reenacted
and amended).[6]
[Amended by Ord. No. 483, 7/13/2021]
An establishment for distilling, especially for distilling
alcoholic liquors. No products produced by the distillery shall be
sold and/or consumed on the premise. See also "microdistillery."
Network of spatially separated antenna sites connected to
a common source that provides wireless service within a geographic
area or structure.
A center for a set of products in a warehouse or other specialized
building, often with refrigeration or air conditioning, which is stocked
with products or goods to be redistributed to retailers, to wholesalers,
or directly to consumers. A distribution center is a principal part,
the order processing element, of the entire order fulfillment process.
Animals or fowl customarily found in a dwelling and kept
for company or pleasure, including but not limited to dogs, cats,
hamsters, parakeets, or canaries and the like, but not including any
animal, reptile, fish, and/or fowl normally found in a zoo. Domestic
pets shall not include a sufficient number to constitute a kennel,
as defined herein.
Buildings at a college/university, school, or institution
containing a number of private or semiprivate rooms for residents,
along with common bathroom facilities and recreation areas.
Any digging or boring of a new well to explore, develop,
or produce oil, gas, or other hydrocarbons or to inject gas, water,
or any other fluid or substance into the earth.
See "oil and gas well/pad" in this section.
An area that includes the perimeter of the surface area of
drilling operations.
A business that orients the sale of goods or services to
those remaining in their vehicles while business transactions occur
at a pickup window. Drive-through facilities shall be considered accessory
uses which are attached to another authorized principal use which
involves a window, service lane, bay, or other facility where customers
are provided services either inside or outside their vehicles and
where cars may or may not wait in line to access these services, including,
but not limited to: drive-in or drive-through windows at fast-food
restaurants, banks, drug stores or other businesses, exterior automated
teller machines (ATMs), quick oil-change facilities, car washes and
similar automotive services, and other such facilities.
A private area which provides vehicular access to a parking
space, garage, dwelling, or other structure.
See "pharmacy" in this section.
A building that contains dwelling units, intended, or designed
to be used, rented, leased, let, or hired out to be occupied for living
purposes. Each dwelling type designated below is provided for separately
in the land use chart under "dwelling type."
CONVERSION DWELLINGA dwelling unit or units created from a larger existing residential dwelling, whether entirely from the existing structure or by building additions or combinations thereof. Conversion dwellings involve the creation of additional dwelling units in a structure from existing dwellings, not initially intended or designed when the dwelling was initially constructed. Conversion dwellings are primarily intended to serve as rental units and are defined separately from accessory dwellings units or in-law suites which are primarily intended to house family members.
DUPLEXA detached house designed for and occupied exclusively as not more than two units, each living as an independent housekeeping unit and with no internal connectivity between units.
GARDEN APARTMENTA multifamily residential building no more than three stories in height containing three or more dwelling units which share a common entrance to the outside, usually through a common corridor, and which dwelling units may have other dwelling units either above or below them.
HIGH-RISE APARTMENTA multifamily residential building containing at least four residential floors.
MANUFACTURED 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.
MULTIFAMILYA residential building or portion thereof designed exclusively for occupancy by three or more families living independently of each other and containing three or more separate dwelling units, including garden apartments and high-rise apartments but not including single-family, duplex, townhouse, or quadruplex dwellings.
QUADRUPLEXA residential building, other than a townhome or garden apartment, containing only four dwelling units in one structure, each of which has two walls exposed to the outside and each unit shares two common walls with adjoining units which are placed at right angles to one another, rather than in a row, and which units have no other units above or below which share common floors/ceilings.
ROW HOUSESee "townhouse" in this section.
SINGLE-FAMILYA detached residential building that is the only principal structure on the lot, designed exclusively for occupancy by one family, as defined herein, and containing one dwelling unit with a minimum square footage of 750 square feet.
TOWNHOUSEA single-family dwelling unit no more than 3.5 stories in height constructed in a group of not fewer than three but not more than eight attached units, in which each unit shares no more than one common wall that extends from the foundation to the roof.
TWO-FAMILY DWELLINGA residential building containing two independent dwelling units, each having a separate entrance, and which is the only principal building on the lot.
A single unit providing complete, independent living facilities
for one or more persons, including permanent provisions for living,
sleeping, eating, cooking, and sanitation.
A structure, part of a structure, or structures designed
and used for training and teaching of children, youth, or adults,
including laboratories appurtenant thereto. An educational institution
does not include a school or college/university, as defined within
this section.
Notice given by a municipality through the internet regarding
the time and place of a public hearing and the particular nature of
the matter to be considered at the hearing.
A condition that 1) constitutes a clear and immediate danger
to the health, welfare, or safety of the public, or 2) has caused
or is likely to cause facilities in the ROWs to be unusable and result
in loss of the services provided.
A centralized location to support multiagency and or multijurisdiction
disaster response coordination and communication.
An area utilized for the maintenance, fueling, storage, dispatching,
or parking of vehicles and/or equipment providing rescue or ambulatory
services, except rescue services offered from a fire station, and
where the area may or may not include buildings utilized in connection
therewith.
A facility, including rescue missions, for persons seeking
temporary voluntary shelter for a duration not to exceed 60 days.
A notice as provided in Section 616.1 of the MPC, 53 P.S.
§ 10616.1, sent by the Township to the owner or occupant
of record of a parcel on which a violation of this chapter has occurred,
to any person who has filed a written request to receive enforcement
notices regarding that parcel, and to any other person requested,
in writing, by the owner or occupant of record, the purpose of which
is to initiate enforcement proceedings.
A licensed professional engineer registered by the Commonwealth
of Pennsylvania. See "registered professional."
The United States Environmental Protection Agency (EPA) or
any agency successor thereto.
The 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. Essential services include water supply
pump stations and water tanks. Essential services do not include communications
towers or operations and facilities associated with oil and gas development.
See "art gallery" in this section.
Unique and/or environmentally fragile lands that are susceptible
to negative geological or ecological impacts created by land development.
Temporary geologic or geophysical activities, drilling in
context with the zoning definition in this chapter, including seismic
surveys, related to the search for natural gas or other subsurface
hydrocarbons.
Federal Aviation Administration of the United States Department
of Transportation.
Any one of the following: an individual; two or more persons
related by blood, marriage, or adoption; or not more than four unrelated
persons living as a single housekeeping unit. A family may also include
domestic servants and gratuitous guests. The foregoing restrictions
do not apply to persons with disabilities as defined in the Fair Housing
Act, 42 U.S.C. § 3601 et seq.
A retail establishment at which fruits, vegetables, breads,
eggs, milk, cheese, meat, flowers, and the like are sold by persons
who typically grow, harvest, or process such items from their farm
or agricultural operation.
Federal Communications Commission.
A freestanding, accessory structure, including entrance and
exit gates or openings, designed and constructed for the purpose of
enclosing space or separating parcels of land, screening, protection,
confinement, and/or privacy.
The ultimate approval of a development plan granted by the
Board of Supervisors, which follows tentative approval and filing
of an application for final approval.
A building in which firefighting apparatus and usually Fire
Department personnel are housed.
An indoor facility for personal exercise and physical conditioning,
which includes uses such as sports courts, exercise equipment, and/or
locker rooms that may or may not include a Jacuzzi and/or sauna, and
retail shops and accessory uses. This use may also be referred to
as a "health club."
Any fabric containing distinctive colors, patterns, or symbols,
used as a symbol of the United States of America, the Commonwealth
of Pennsylvania, the County of Allegheny County, and the Township
of North Fayette. A flag is not a sign.
A business that sells new and used merchandise, other than
automobiles, logging equipment, or other agricultural equipment, and
stores or displays the merchandise outdoors.
An establishment which can include office, light manufacturing,
pilot manufacturing, and research and development, in addition to
warehousing and associated administrative space.
As defined by the North Fayette Township Floodplain Management
Ordinance.[7]
The North Fayette Township Floodplain Management Ordinance.[8]
The channel of a river or other watercourse and adjacent
land areas that must be reserved in order to discharge the base flood
(100-year floodplain) without cumulatively increasing the water surface
elevation more than one foot, or as amended by the National Flood
Insurance Program (NFIP).
The remainder of the floodplain after the floodway has been
determined. Generally, the slower velocity backwater area of the floodplain.
A habitable area of uniform vertical elevation that is contained
within the outside walls of a building or structure.
The sum of the gross floor areas for each of a building's
stories, including the basement, but not including the attic unless
the attic meets the International Code Council (ICC) International
Property Maintenance Code.
The sum of all the horizontal floor areas of a building,
measured between exterior faces of walls.
The total floor area of a building designed for tenant occupancy,
or areas accessible to the customers, clients, or general public,
but excluding storage areas, equipment rooms, food preparation areas
in a restaurant, and common areas, such as halls, corridors, stairwells,
elevator shafts, restrooms, interior vehicular parking and loading
areas, and similar common areas, expressed in square feet and measured
from the center line of joint partitions and exteriors of outside
walls.
The murky, salty water from fracking natural gas wells. It
consists of frack fluid which returns to the surface as well as produced
water.
A facility that specializes in treating water used during
the hydraulic fracturing process in oil and gas production. These
treatment facilities remove the clays, chemical additives, and metals
that are commonly found in throwback water, with the overall goal
of reintroducing the treated water back into the production process.
Supermarkets; bakeries; dairies; and delicatessens; but not
including convenience stores.
A unit of light density incident on a plane (assumed to be
horizontal unless otherwise specified), measurable with an illuminance
meter (also known as a "light meter").
The management of forests and timberlands when practiced
in accordance with accepted silvicultural principals, through developing,
cultivating, harvesting, transporting, and selling trees for commercial
purposes, which does not involve any land development.
The process of injecting water, customized fracking fluid,
steam, or gas into a gas well under pressure to improve gas recovery.
A building and adjacent loading area where cargo is stored
and where commercial vehicles load and unload cargo on a regular basis,
which may or may not include facilities for maintenance, fueling,
storage, or dispatching of the vehicles.
Water obtained from a potable water source of the commonwealth,
such as a hydrant, stream, lake, water well, spring, or other source
that has not been treated or utilized in commercial or industrial
operations.
See "yard, front."
See "street frontage."
A building used for the embalming of deceased human beings
for burial and for the display of the deceased and ceremonies connected
therewith before burial or cremation, and which may include a crematorium.
An extension of a permitted principal building, and subject
to the regulations of the underlying district.
An attached residential garage is an extension of a permitted residential dwelling and subject to § 27-305 of this chapter.
A detached accessory structure that is not accessible to
the general public. A private garage is designed for the storage of
private vehicles and personal property of the occupants of the principal
building. All nonresidential detached storage structures are defined
as storage buildings. See also "storage buildings" and "carport."
See "dwelling."
A building or structure used for the sale of flowers, plants,
shrubs, trees, and other natural flora and associated products. A
garden center does not include a greenhouse, nursery and/or outdoor
storage, display and sales of equipment and/or materials associated
with the principal use. See also "greenhouse/nursery," "landscape
service center," and "storage yard."
Any well drilled for the intent of extracting gas or other
hydrocarbons from beneath the surface of the earth.
A building(s), premises, or portions thereof, which are used,
arranged, designed, or intended to be used for the retail sale of
gasoline or other fuel for motor vehicles. This land use classification
shall include electric recharge stations for electric motor vehicles.
Gas stations may include the operation of a convenience food store
in conjunction with the retail sale of petroleum products. Gas stations
may sometimes also be located with a vehicle repair and service use,
but only when the vehicle repair and service use is also allowable
in the zoning district.
A freestanding, accessory, roofed structure, usually open
on the sides.
Any 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.
A limited area on which golf players do not walk, but onto
which they drive golf balls from a central driving tee. A golf range
may be permitted as either a principal or accessory use.
The Board of Supervisors of North Fayette Township.
The Grading Ordinance of North Fayette Township: Chapter 9, Grading and Excavating, of the Township Code of Ordinances.
A principal or accessory structure for storing bulk materials,
such as grain or fermented feed, known as "silage." Other typical
bulk storage items include coal, green feeds, and wood chips. See
also "accessory agricultural buildings" in this section.
A retail or wholesale business that sells flowers, plants,
shrubs, trees, and other natural flora and products that aid their
growth and care and that may include a greenhouse and/or the growing
of plant material outside on the lot. See also "sheds" with regards
to residential greenhouses.
The total area or number prior to any deductions.
The total number of dwelling units per one acre permitted
to be developed on a lot.
A solar photovoltaic system mounted on a structure, pole,
or series of poles constructed specifically to support the photovoltaic
system and not attached to any other structure.
Water in that portion of the generally recognized hydrologic
cycle which occupies the pore spaces and fractures of saturated subsurface
materials. Groundwater often supplies wells and springs and is often
withdrawn for domestic, agricultural, municipal, industrial, and other
beneficial uses.
A facility which provides room and board and specialized services
for:
More than eight residents who are mentally or physically handicapped;
Any number of permanent residents who are dependent and/or delinquent
children under the age of 18 adjudicated by the court system;
Mentally handicapped persons of any age; or
Persons assigned by a court of law or public or semipublic agency
on a short-term basis for supervision, care, and counseling for a
specified period of time, including alcoholic recovery, shelters for
battered persons and their children, community reentry services following
incarceration, and other such transitional and/or supervised short-term
assignments.
Staff shall be qualified by the sponsoring agency, who may or
may not reside at the facility, and who provide health, social, and/or
rehabilitative services to the residents. The services shall be provided
only by a governmental agency, its licensed or certified agents or
any other responsible nonprofit social services corporation, and the
facility shall meet all minimum requirements of the sponsoring agency.
A dwelling unit where room and board 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 caretakers on any shift, who may or
may not reside in the dwelling and who provide health, social, and/or
rehabilitative services to the residents. The service shall be provided
only by a governmental agency, its licensed or certified agents or
any other responsible nonprofit social services corporation, and the
facility shall meet all minimum requirements of the sponsoring agency.
A group home does not include persons assigned by a court of law or
public or semipublic agency on a short-term basis for supervision,
care and counseling for a specified period of time, including alcoholic
recovery, shelters for battered persons and their children, community
reentry services following incarceration, and other such transitional
and/or supervised short-term assignments. A group home shall be considered
a single-family dwelling and shall be authorized wherever a single-family
dwelling is permitted, subject to the requirements of the district
applicable to single-family dwellings.
The cleaning of underbrush from a well-treed area.
A structure consisting of an enclosed living room, sleeping
room, kitchen, and dining room. A finished basement is considered
habitable.
A structure where hazardous waste is collected for recycling
purposes.
An administrative proceeding conducted by a board pursuant
to Section 909.1 of the MPC.[9]
A facility for the repair, rebuilding, painting, or reconditioning
of heavy equipment not classified as a motor vehicle for use on public
roadways. See also "supply yard" regarding equipment sales.
The vertical distance measured from the ground level, including
any base pad, to the highest point on a tower-based WCF, including
antennas mounted on the tower and any other appurtenances.
For 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.
The 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 yard or rear yard. Measurements
shall be taken from the lowest grade to the peak of the roof. See
Figure No. 7 in Appendix B[10] regarding yard configuration and lot lines.
See "dwelling."
Any structure that is:
Listed individually in the National Register of Historic Places
or preliminarily determined by the Secretary of the Interior as meeting
the requirements for individual listing on the National Registry;
Certified or preliminary determined by the Secretary of the
Interior as contributing to the historical significance of a registered
historic district or a district preliminarily determined by the Secretary
to quality as a registered historic district;
Individually listed on a state inventory of historic places
in states with historic preservation programs that have been approved
by the Secretary of the Interior; or
Individually listed on a local inventory of historic places
in communities with historic preservation programs that have been
certified either by an approved state program as determined by the
Secretary of the Interior or directly by the Secretary of the Interior
in states without approved programs.
A lot with a minimum area of five acres where agricultural
activities are conducted by the residents thereof, but where such
activities are not the principal source of employment or income.
Any 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 as a residence. Examples include, but are
not limited to, professional services such as legal, financial, accounting,
or engineering; barber- and beauty shops; and music and tutoring instruction.
Home occupation businesses are different than no-impact home-based
businesses. See also "no-impact home-based business."
An organization formed to manage the common open space and
common facilities within a development plan that are not to be publicly
owned and maintained. Membership in and financial support of such
organization is mandatory for all owners of private property in the
plan.
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.
Land and/or structures utilized for the maintenance of horses
and/or ponies for personal enjoyment and/or profit-making activity.
An institution providing acute medical or surgical care and
treatment for sick or injured humans, as defined in current state
licensure requirements.
A building containing rooms intended or designed to be used
or that are used, rented, or hired out to be occupied or that are
occupied for sleeping purposes by guests. Hotels have a common reception
area on premises which is staffed 24 hours a day where clients check
in to obtain access to a room. Hotels may provide such additional
supporting services as restaurants, meeting rooms, and recreation
facilities.
See "oil and gas well/pad" in this section.
Soils, classified by the Allegheny County Conservation District,
whose major components are conducive to wetland conditions, are located
in a high water table, and are saturated with water close to the surface
most of the year.
As defined by the North Fayette Township Stormwater Management Ordinance: Chapter 19 of the North Fayette Township Code of Ordinances.
As defined by the North Fayette Township Stormwater Management Ordinance: Chapter 19 of the North Fayette Township Code of Ordinances.
A use consisting of indoor facilities for the pursuit of
sports, amusement, recreation, and leisure 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, 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, and dance halls, but not including any adult business.
A well that is used to place fluid underground into porous
geologic formations. These underground formations may range from deep
sandstone or limestone to a shallow soil layer. Injected fluids may
include water, wastewater, brine (salt water), or water mixed with
chemicals.
The portion of the parking lot devoted to providing access
to individual parking lot aisles.
Land or structure used for the collection, storage, processing
and/or sale of scrap metal, scrapped, abandoned, or junked motor vehicles,
machinery, equipment, waste paper, glass, rags, containers, and other
discarded materials. Under this chapter, two or more scraped, abandoned,
unregistered, inoperable or junked motor vehicles shall constitute
a junkyard. Refuse or garbage kept in a proper container for prompt
disposal shall not be regarded as a junkyard. See "salvage yard" in
this section.
A use of land and structures in combination, wherein four
or more domestic animals or pets six months or older are bred, trained,
and/or boarded for compensation for more than 12 consecutive hours.
Animal day cares and animal grooming facilities where pets are not
on site for more than 12 consecutive hours shall not be considered
kennels.
A 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.
Includes any of the following activities:
The improvement of one lot or two or more contiguous lots, tracts
or parcels of land for any purpose involving:
A group of two or more residential or nonresidential buildings,
whether proposed initially or cumulatively, or a single nonresidential
building on a lot or lots regardless of the number of occupants or
tenure; or
The division or allocation of land or space, whether initially
or cumulatively, between or among two or more existing or prospective
occupants by means of, or for the purpose of, streets, common areas,
leaseholds, condominiums, building groups, or other features.
A subdivision of land.
Land development shall not include:
The conversion of an existing single-family detached dwelling
or single-family semidetached dwelling into not more than three residential
units, unless such units are intended to be a condominium.
The addition of an accessory building, including farm buildings,
on a lot or lots subordinate to an existing principal building.
The addition or conversion of buildings or rides within the
confines of an enterprise which would be considered an amusement park.
For purposes of this subsection, an amusement park is defined as a
tract or area used principally as a location for permanent amusement
structures or rides. This exclusion shall not apply to newly acquired
acreage by an amusement park until initial plans for the expanded
area have been approved.
See "solid waste landfill facility" in this section.
The legal or beneficial owner or owners of land, including
the holder of an option or contract to purchase (whether or not such
option or contract is subject to any condition), a lessee if he is
authorized under the lease to exercise the rights of the landowner,
or other person having a proprietary interest in land.
A landscape architect registered by the Commonwealth of Pennsylvania.
See "registered professional."
A plan prepared by a registered professional, identifying
proposed landscape features, materials, and vegetation. The requirements
of a landscape plan are identified in the SALDO.[11]
A business primarily engaged in selling indoor or outdoor
grown plants and landscaping materials to the general public.
A business primarily engaged in processing, selling, and
distributing indoor or outdoor grown plants and landscaping materials
to industrial, commercial, institutional, or professional users or
to other wholesalers.
An establishment with coin-operated washing machines and
dryers for public use.
Refers to uses and structures which were begun or constructed
when the law allowed for them but have since become noncompliant due
to a change in legislation.
A building or room containing collections of books, periodicals,
and sometimes films and recorded music for people to read, borrow,
or refer to.
See "care facilities and senior housing" in this section.
See "manufacturing facility, light" in this section.
A small winery established to produce wine, wine coolers
and alcoholic cider up to 200,000 gallons per year. A limited winery
provides for the retail sales of wine at the location where beverages
are produced. A limited winery may also include a tasting room and
restaurant in conjunction with the use, as regulated by Title 47,
the Pennsylvania Liquor Code, as amended.
[Added by Ord. No. 513, 11/14/2023]
A commercial use, such as a shop, studio, office, cafe, deli,
personal service establishment, or other place of business, in combination
with a dwelling unit located above such place of business. Only the
proprietor of the business may occupy the residential unit. All connections
between the uses must be internal to the structure. see also "mixed-use."
A portion of a lot used for the standing, loading, or unloading
of motor vehicles.
A designated parcel, tract, or area of land established by
a plat or otherwise as permitted by law and to be used, developed,
or built upon as a unit.
The total area within the boundary of the lot excluding any
areas contained in a public street ROW.
The percentage of the area of a lot covered by all principal
and accessory structures.
A line that denotes the boundary of a lot or parcel of land,
as defined herein.
LOT LINE, FRONTA line measured along the ROW of any street frontage, whether public or private, between the side lot lines.
LOT LINE, REARThat lot line that is generally opposite to the front lot line.
LOT LINE, SIDEAny lot line that is not a front lot line or rear lot line.
Any lot which, individually or as a part of a subdivision,
has been recorded in the Department of Real Estate of the county.
(Also see "Figure 1" at the end of this Part 2):
LOT, CORNERA lot at an intersection of, and fronting on, of two or more streets.
LOT, INTERIORA lot other than a corner lot or through lot.
LOT, THROUGH OR DOUBLE FRONTAGEA lot having frontage on two parallel or approximately parallel streets and which is not a corner lot.
A lot that has any portion of its front lot line or front
yard abut the rear or side yard of an adjacent lot rather than a public
road ROW and where access to the public road ROW would typically be
by a narrow, private right ROW or driveway.
The horizontal distance between side lot lines, measured
at the front setback line.
See "supply yard" in this section.
A court having limited jurisdiction over civil and criminal
matters and matters of contracts not exceeding a particular threshold.
Notice given by the Township, by first-class mail, of the
time and place of a public hearing and the particular nature of the
matter to be considered at the hearing.
See "dwelling type."
TINY HOUSEA single-family dwelling unit on a property for occupancy as either a principal or accessory dwelling unit with a habitable floor area that is 749 square feet or less and is constructed with a foundation or on wheels.
A parcel of land in a manufactured home park, improved with
the necessary utility connections and other appurtenances necessary
for the erections thereon of a single manufactured home.
A parcel, or contiguous parcels, of land which has been so
designated and improved that it contains two or more manufactured
home lots for the placement thereon of manufactured homes.
An establishment which conducts the sale of a structure,
transportable in one or more sections, 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. For manufactured homes built
prior to June 15, 1976, a label certifying compliance to the Standard
for Manufactured 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.
The processing and fabrication of any article, substance
or commodity.
The manufacture, storage, processing, and treatment of materials
which are potentially hazardous, or processes which produce significant
amounts of smoke, noise, glare, dust, or odor as a primary or secondary
effect of the principal use of the land or buildings. Heavy manufacturing
characteristically employs such equipment as smokestacks, tanks, distillation
or reaction columns, chemical processing equipment, scrubbing towers,
pickling equipment, and waste treatment lagoons. Examples of heavy
manufacturing include basic steel manufacturing plants (such as foundries,
blast furnaces, and stamping mills), industries handling animal offal
or hides, basic cellulose pulp paper mills and similar fiberboard
and plywood production, lime manufacturing, ore and metal smelting
and refining, and chemical plants, such as petrochemical complexes.
Heavy manufacturing facilities do not include any oil and gas facilities
or operations.
The manufacture, fabrication, assembly, or processing of
goods and materials, excluding heavy manufacturing facilities. Processes
involved with light manufacturing typically will not produce noises,
vibration, air pollution, fire hazards, or noxious emissions capable
of disturbing or endangering 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 nonferrous
metal castings, film processing, light sheet metal products, plastic
goods, pharmaceutical goods, and food products, but no animal slaughtering,
curing, or rendering of fats.
The guidance manual published by the DEP that is entitled
Manure Management Manual for Environmental Protection, including its
supplements and amendments. The manual describes approved manure management
practices for all agricultural operations.
A written site-specific plan which meets the requirements
set forth in the DEP Manure Management Manual.
Any establishment or business which provides the services
of massage and body manipulation, including exercises, heat, and light
treatments of the body, and all forms of physiotherapy, unless operated
by a medical practitioner, chiropractor, or professional physical
therapist licensed by the State of Pennsylvania. This definition does
not include an athletic club, school, gymnasium, reducing salon, spa,
or similar establishment where massage or similar manipulation of
the human body is offered as an identical or accessory service. A
massage establishment may not include any aspects of adult entertainment
or an adult-oriented establishment, as either are elsewhere defined
and regulated in this chapter. Massage therapy professionals must
be licensed by an approving agency, association, or school.
A voluntary negotiating process in which parties in a dispute
mutually select a neutral mediator to assist them in jointly exploring
and settling their differences, culminating in a written agreement
which the parties themselves create and consider acceptable.
Any 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. Medical clinics shall include such uses as reception areas,
waiting areas, consultation rooms, and a dispensary, providing that
all such uses have access only from the interior of the building or
structure.
Marijuana for certified medical use as set forth in the Medical
Marijuana Act (Act 16, Pennsylvania Law 84, No. 16).[12]
The use of the premises by a natural person, corporation,
partnership, association, trust, or other entity, or any combination
thereof, holding a permit issued by the Commonwealth of Pennsylvania
Department of Health, to dispense medical marijuana per the Medical
Marijuana Act (Act 16, Pennsylvania Law 84, No. 16).[13]
The use of the premises by a natural person, corporation,
partnership, association, trust, or other entity, or any combination
thereof, holding a permit issued by the Commonwealth of Pennsylvania
Department of Health, to grow and/or process medical marijuana.
A small, usually independent brewery that produces limited
quantities of malt or brewed beverages. A microbrewery provides for
the retail sales of the beer at the location where it is produced.
A microbrewery may also include a tasting room and restaurant in conjunction
with the use, as regulated by Title 47, the Pennsylvania Liquor Code,
as amended.
[Amended by Ord. No. 513, 11/14/2023]
A small, often boutique-style distillery established to produce
beverage-grade spirit alcohol in quantities of no more than 100,000
gallons per year. A microdistillery provides for the retail sales
of the distilled beverage at the location where beverages are distilled.
A microdistillery may also include a tasting room and restaurant in
conjunction with the use, as regulated by Title 47, the Pennsylvania
Liquor Code, as amended.
[Amended by Ord. No. 513, 11/14/2023]
Mineral development is a broad land use classification that
includes the operations listed below. Mineral development does not
include oil and gas facilities or related operations. Oil and gas
development is provided for under separate terms in this section.
Any aggregate or mass of mineral matter, whether or not coherent.
The term includes, but is not limited to, limestone and dolomite,
sand and gravel, rock and stone, earth, fill, slag, iron ore, zinc
ore, vermiculite and clay, anthracite and bituminous coal, coal refuse,
peat and crude oil, and natural gas.
METALLIC MININGThe extraction of valuable minerals or other geological materials from the earth from an ore body, lode, vein, seam, or reef, which forms the mineralized package of economic interest to the miner.
MINI WAREHOUSE AND SELF-STORAGE BUILDINGA building or group of buildings in a controlled access and fenced compound that contains various sizes of individualized, compartmentalized, and controlled access stalls and/or lockers leased by the general public for a specified period of time for the dead storage of personal lot.
NONMETALLIC MININGThe extraction of stone, sand, rock, or similar materials from natural deposits.
QUARRYING AND STONE CUTTINGThe removal and/or the cutting of stone from a quarry.
A commercial use in combination with a residential use in
a single principal structure. A mixed use is distinguished from live-work
units due to the lack of any internal connections between the uses.
See also "live-work units."
A WCF or site which consists of a single pole structure,
designed and erected on the ground or on top of a structure, to support
communications antennas and connecting appurtenances.
A 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. Boardinghouses shall not be considered motels.
See "dwelling types" in this section.
A building occupied by the principal offices and departments
of the Township.
Act of 1968, P.L. 805, No. 247, as reenacted and amended
(53 P.S. § 10101 et seq.).
A facility designed and constructed to compress natural gas
that originates from a natural gas well or collection of such well
operating as a midstream facility for delivery of natural gas to a
transmission pipeline, distribution pipeline, natural gas processing
plant or underground storage field, including one or more natural
gas compressors, associated buildings, pipes, valves, tanks, and other
equipment.
A facility designed and constructed to remove materials such
as ethane, propane, butane, and other constituents or similar substances
from natural gas, to allow such natural gas to be of such quality
as is required or appropriate for transmission or distribution to
commercial markets, but not including facilities or equipment that
are designed and constructed primarily to remove water, water vapor,
oil, or naturally occurring liquids from natural gas.
A piece of land protected and managed to preserve its flora
and fauna.
The total acreage of permitted disturbance on a lot. Disturbance
includes the portions of a lot where grading and construction activities
occur.
The total of the floor areas of a building, measured from
the interior faces of walls, excluding stairwells and elevator shafts,
common hallways which are not rentable space, lobbies, restrooms,
storage (except in conjunction with warehouses and other industrial
uses) and equipment rooms, food preparation areas, interior vehicle
parking or loading areas, and any other areas not accessible to the
general public.
An establishment primarily for evening, 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.
A business or commercial activity administered or conducted
as an accessory use which is clearly secondary to the use as a residential
dwelling and which involves no customer, client, or patient traffic,
whether vehicular or pedestrian, pickup, delivery, or removal functions
to or from the premises, in excess of those normally associated with
residential use. The business or commercial activity must satisfy
the following requirements:
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 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.
No-impact home-based businesses are different than home occupation
businesses. See "home occupation business."
A structure or part of a structure that does not comply with
the applicable area and bulk provisions of this chapter or amendment
heretofore or hereafter enacted, where such structure lawfully existed
prior to the enactment of this chapter or an amendment thereto, or
prior to the application of this chapter or amendment to its location
by reason of annexation. Nonconforming signs are included in this
definition.
Any lot which does not comply with the applicable area and
bulk provisions of this chapter or an amendment thereafter enacted,
which lawfully existed prior to the enactment of this chapter or any
subsequent amendment.
A use, whether of land or of a structure, that does not comply
with the applicable use provisions in this chapter or amendment heretofore
or hereafter enacted, where such use was lawfully in existence prior
to the enactment of this chapter or an amendment thereto, or prior
to the application of this chapter or amendment to its location by
reason of annexation.
All nontower WCFs, including but not limited to antennas
and related equipment. Nontower WCFs shall not include support structures
for antennas or any related equipment that is mounted to the ground
or at ground level.
See "day care, child" in this section.
See "care facility and senior housing" in this section.
The physical possession upon, on, or within any lot or structure
for a use.
A permit for the use or occupancy of a building, structure,
or lot indicating compliance with all provisions of this chapter and
the ICC International Property Maintenance Code.
Any office of recognized professions, other than medical,
such as doctors, lawyers, architects, engineers, real estate brokers,
insurance agents, and others who, through training, are qualified
to perform services of a professional nature and other offices used
primarily for accounting, corresponding, research, editing, or other
administrative functions, but not including banks or other financial
institutions.
A building or a series of buildings or rooms where one or
more licensed medical professionals provide diagnosis and treatment
to the general public without overnight observation. A medical office
shall include such uses as reception areas, offices, examination rooms,
and x-ray rooms, provided that all such uses have access only from
the interior of the building. A medical office shall not include a
pharmacy or surgical suites.
MEDICAL OFFICE, LOW-INTENSITYA facility that contains a total of four or fewer examination rooms (not including laboratories and/or x-ray rooms).
MEDICAL OFFICE, HIGH-INTENSITYA facility that contains more than four exam rooms (not including laboratories or x-ray rooms).
The official plan delineating the official Zoning Districts
of North Fayette Township, Allegheny County, Pennsylvania, together
with all amendments subsequently adopted.
A facility designed and constructed to compress natural gas
that originates from an oil and gas well or collection of such wells
operating as a midstream facility for delivery of oil and gas to a
transmission pipeline, distribution pipeline, natural gas processing
plant, or underground field, including one or more natural gas compressors,
associated buildings, pipes, valves, tanks, and other equipment.
A facility designed and constructed to remove materials such
as ethane, propane, butane, and other constituents or similar substances
from natural gas, to allow such natural gas to be of such quality
as is required or appropriate for transmission or distribution to
commercial markets, but not including facilities or equipment that
is designed and constructed primarily to remove water, water vapor,
oil, or naturally occurring liquids from the natural gas.
The 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 associated equipment and activities associated with the
exploration for and production of oil and gas. An oil and gas well
includes the 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.
Any fire or combustion from which air contaminants pass directly
into the open air without passing through a flue. The term includes
any fire or combustion which occurs in a chimney, firepit, outdoor
fireplace, or grill.
Public or private land used for recreation, resource protection,
amenity, and/or buffers, not including any area of a lot, any part
an existing or future street ROW, easement of access or areas set
aside for public or private utilities, stormwater facilities, and
easements.
A 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.
[Ord. No. 483, 7/13/2021]
An enterprise which is conducted wholly or partly outside
an enclosed structure for the pursuit of sports, recreation, and amusement
activities, 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.
Storage of materials and/or equipment, but not including
motorized vehicles such as automobiles, boats, and buses, outside
of a completely enclosed building.
A zoning district that encompasses one or more underlying
zoning districts and that imposes additional requirements or provisions
above those required by the underlying zoning district.
A facility designed for patrons to park their private vehicle
and transfer to other private or public transportation.
A parcel of land owned by the Commonwealth of Pennsylvania,
Allegheny County, and/or the Township, that is dedicated, either publicly
or privately, specifically for outdoor use for open space and/or active
or passive recreation purposes. A park shall also include a parcel
of land owned by a homeowners' association or condominium association,
as part of a Township-approved subdivision, land development, and/or
PRD that is dedicated, either publicly or privately, specifically
for the use as a park, open space and/or active or passive recreation
area.
Land designed for the purposes of recreation and leisure
and maintained by a private or public entity as such.
A building with multiple stories of off-street parking spaces
where vehicles are temporarily stored with or without a nominal fee.
Any lot, parcel, or yard used in whole or in part for the
storage or parking of two or more vehicles where such usage is not
incidental to or in conjunction with a single-family or two-family
dwelling.
Any lot, parcel, or yard used in whole or in part for the
temporary storage or parking of two or more vehicles where such usage
is the principal use on the site.
An accessory structure used exclusively for the temporary
storage of motor vehicles and associated with a permitted principal
use.
A principal structure used exclusively for the temporary
storage of motor vehicles.
A 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.
[Amended by Ord. No. 483, 7/13/2021]
A business or establishment which loans money on deposit,
or pledge of personal property, or other valuable things, other than
securities or printed evidence of indebtedness, or who deals in the
purchasing of personal property or other valuable thing on condition
of selling the same back again at a stipulated price.
A public space for pedestrians, not to be used for overnight
activities, that includes a variety of opportunities for sitting,
relaxation, reading, and informal picnicking.
A public gathering place that is designed and maintained
with features such as benches, sitting walls, trash receptacles, plantings,
and other landscape features.
An authorized use allowed by right, which may be granted
by the Zoning Officer upon compliance with the requirements of this
chapter.
Any enterprise providing services pertaining to the person,
their apparel, or personal effects commonly carried on or about the
person, including but not limited to shoe repair, tailoring, clothes
cleaning, watch repairing, barbershops, beauty parlors, and related
activities.
Individuals, corporations, companies, associations, joint-stock
companies, firms, partnerships, limited-liability companies, corporations,
and other entities established pursuant to statutes of the Commonwealth
of Pennsylvania, provided that person does not include, or apply to,
the Township or to any department or agency of the Township.
Taking custody or possession of more than four dogs and/or
more than six cats for the keeping, accommodation, care, training,
or feeding for fee or reward at a property other than the animal's
normal place of residence. The domesticated animal can be left in
the care of said establishment for a variable period of time. The
establishment must be able to accommodate domesticated pets for extended
periods of time, including but not limited to overnight stays within
indoor facilities.
A public gathering place that is designed and maintained
with features such as benches, sitting walls, plantings, pet-oriented
amenities, and other landscape features.
A retail store which primarily sells prescription drugs,
patent medicines, and surgical and sickroom supplies.
An establishment or part thereof used to test concepts and
ideas, determine physical layouts, material flows and processes, types
of equipment required, costs, and other information necessary prior
to undertaking full-scale production.
A semipublic use, including any of the following: church,
manse, rectory, convent, synagogue, parish, monastery, seminary, or
similar building incidental to the particular use; but this term does
not include business offices, except administrative offices incidental
to the operation of the particular use, rescue missions, or the occasional
use for religious purposes of properties not regularly so used.
An area of land, controlled by a landowner, to be developed
as a single entity for a combination of nonresidential uses, the plan
for which does not necessarily correspond in lot area, size, bulk,
type of dwelling unit or use, density or intensity, lot coverage,
or required open space to any one district in this chapter but complies
with the PNRD requirements and provisions herein.
An area of land, controlled by a 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 in lot area, size, bulk, type of dwelling unit
or use, density or intensity, lot coverage, or required open space
to any one district in this chapter but complies with the PRD requirements
and provisions herein.
Allegheny County Economic Development, Planning Division.
The Planning Commission of North Fayette Township.
The map or plan of a subdivision or land development, whether
preliminary or final.
Any antenna used for the transmission or reception of any
radio wave or radio signal, which is to be mounted upon a preexisting
steel or metal electrical transmission tower owned or operated by
a public utility.
The office or headquarters of a local police force.
A roofed or uncovered accessory structure without enclosing
walls that is attached to or part of the principal building and which
has direct access to and from the principal building.
A building or room where postage stamps are sold and other
postal business is conducted.
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 building(s) or structure(s) on a lot in which the principal
use or uses are conducted.
The primary or predominant use of any lot or structure.
Owned, operated, or controlled by an individual, group of
individuals, association, corporation, or not-for-profit, and restricted
to members who meet certain qualifications and their guests.
All roads, streets, walkways, gutters, stormwater management facilities, curbs, sewers, and other facilities not owned, maintained, or operated by the Township for which plans and specifications shall apply to the Township's Minimum Construction Standard Details (Chapter 5, Part 4, of the Township Code of Ordinances).[14]
Persons who provide expert or professional advice, including,
but not limited to, architects, attorneys, certified public accountants,
engineers, geologists, land surveyors, landscape architects, or planners.
Owned, operated, or controlled by a government agency (federal,
state, county or local).
Uses operated by the public or semipublic body, such as schools,
public libraries, public safety buildings, museums, public meeting
halls, and community centers. This definition shall not include hospitals
and continuing care facilities.
Of, or pertaining to, buildings, structures, or uses belonging
to, or affecting, any duly authorized governmental body, which is
available for common or general use by all.
Land reserved for but not limited to one or more of the following:
1) parks, playgrounds, trails, paths, and other recreational areas
and public areas; 2) sites for schools, sewage treatment, refuse disposal,
and other publicly owned or operated facilities; 3) publicly owned
or operated scenic or historic sites.
A formal meeting held pursuant to public notice by the Board
of Supervisors or planning agency, intended to inform and obtain public
comment prior to taking action in accordance with this chapter.
All roads, streets, walkways, sidewalks, gutters, curbs,
sewers, waterlines, stormwater management facilities, landscaping,
streetlighting, traffic control devices, and other facilities to be
dedicated to or maintained by the Township.
A forum held pursuant to notice under 65 Pa.C.S.A. Chapter 7 (relating to open meetings).
A notice published once each week for two successive weeks
in a newspaper of general circulation in the Township. Such notice
shall state the time and place of the 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.
An area of public land specifically defined or set aside
for use by and for the general public in both active and passive recreational
uses; and includes all landscaping, facilities, and apparatus, playing
fields, utilities, buildings, or other structures that are consistent
with the general purposes of public parkland, and whether or not such
recreational facilities are publicly owned or operated by other organizations
pursuant to arrangements with the public authority owning the park
and may include public and private cemeteries.
Any administrative or service building operated by a public
utility which does not meet the definition of an essential service.
A structure used for relaying public utilities, including
electricity, potable water, sanitary sewer lines, and other similar
functions.
See "dwelling types" in this section.
A piece of equipment that relays radio or television signals.
A series of buildings, with or without an open yard, with
a permanent road laid with rails, commonly in one or more pairs of
continuous lines forming a track or tracks, on which locomotives and
cars are kept for maintenance and/or storage.
A terminal facility for the purpose of loading, unloading,
handling, transloading, transferring, storing, staging, sorting, processing,
and distributing railroad freight moving to and from railcars and
other modes of transportation.
Deepening or sidetrack/horizontal drilling of the existing
well bore extending more than 150 feet from said well bore.
Reentry of an existing well within the existing bore hole
or by deepening or sidetrack/horizontal operations (which do not extend
more than 150 feet horizontally from the existing well bore) or replacement
of well liners or casings.
See "yard, rear" in this section.
Activity or area intended for the use, play, relaxation,
sports, or other leisure activities. Active recreation uses include
activities or areas for game courts, athletic playing fields, play
apparatus, and similar facilities. Passive recreation uses include
open space, trails, and similar low-impact activities.
A building, structure, or area designed and equipped for
the conduct of sports and/or leisure activities that attract a large
number of users. Activities and improvements associated with a recreation
facility include 1) indoor or outdoor swimming pools; or 2) indoor
or outdoor ice skating rinks; or 3) any other public recreation facilities.
A single-axle or multiple-axle structure mounted on wheels
or otherwise capable of being made mobile, either with its own motive
power or designed to be mounted on or drawn by an automotive vehicle,
for the purpose of travel, camping, vacation, and recreational use,
including but not limited to travel trailers, mobile homes, motor
homes, tent trailers, boats, boat trailers, pickup campers, horse
trailers, snow mobiles, jet skis, wave runners, motorcycles, and all-terrain
vehicles.
A business that is 1) 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 2) using raw material products of that kind in the production
of new products; or 3) obtaining or storing ferrous or nonferrous
metals.
A planning agency that is comprised of representatives of
more than one county. Regional planning agency responsibilities shall
include providing technical assistance to counties and municipalities,
mediating conflicts across county lines, and reviewing county comprehensive
plans for consistency with one another.
An individual licensed in the Commonwealth of Pennsylvania
to perform services or activities required by provisions of this chapter
and qualified by training and experience to perform the specific services
and/or activities with technical competence.
See "group care facility" in this section.
Any piece of equipment related to, incidental to, or necessary
for, the operation of a communications tower or communications antenna.
By way of illustration, not limitation, related equipment includes
generators and base stations.
Any method, process, or substance whose supply is rejuvenated
through natural processes and, subject to those natural processes,
remains relatively constant, including, but not limited to, biomass
conversion, geothermal energy, solar and wind energy, and hydroelectric
energy and excluding those sources of energy used in the fission and
fusion processes.
A business that repossess vehicles when owners default on
payments or fail to return rental vehicles on time. Repossession businesses
may include retail/office space and vehicle service areas within a
completely enclosed building. Any exterior storage of vehicles and/or
related items on the site may be permitted as an accessory use to
the principal structure. See also "storage yard."
Any 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 defined by
this chapter, as an accessory use, where concepts are tested prior
to full-scale production.
A processing facility that provides for the extraction and
utilization of materials or energy from municipal waste which is generated
off-site, including, but not limited to, a facility that mechanically
extracts materials from municipal waste, a combustion facility that
converts organic fraction of municipal waste to usable energy, and
any chemical or biological process that converts municipal waste into
a fuel product.
An 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.
RESTAURANT, TAKEOUT ONLYA restaurant containing less than 1,500 square feet of gross floor area and which does not contain more than 20 seats.
A retail establishment located entirely within an enclosed
building which sells goods, services, or merchandise to the general
public for personal, household, or office consumption and which shall
not include wholesaling, manufacturing, or processing of the goods
offered for sale.
See "care facilities and senior housing" in this section.
A strip of land acquired by reservation, dedication, forced
dedication, prescription, or condemnation and intended to be occupied
or occupied by a road, crosswalk, railroad, electric transmission
lines, oil or gas pipeline, water line, sanitary or storm sewer, and
other similar uses. An ROW grants a lot interest to the grantee and
no permanent structure may be erected therein.
An accessory use that includes a seasonal, temporary, or
a semitemporary structure for the sale of goods or produce.
A principal use that includes a permanent structure for the
sale of seasonal goods or produce.
See "boarding house" in this section.
A defined area of an airport prepared for landing and takeoff
of aircraft along its length. Types of runways include:
NON-PRECISION-INSTRUMENT RUNWAYA 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 non-precision-instrument approach procedure has been approved or planned.
OTHER THAN UTILITY RUNWAYA 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.
PRECISION-INSTRUMENT RUNWAYA runway having an existing instrument approach procedure utilizing an Instrument Landing System (ILS) or a Precisions 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.
UTILITY RUNWAYA runway that is constructed for and intended to be used by propeller-driven aircraft of 12,500 pounds maximum gross weight or less.
VISUAL RUNWAYA runway intended solely for the operation of aircraft using visual approach procedures.
A structure used to house salt used to treat public and/or
private roadways.
Any premises devoted wholly or in part to the storage, buying
or selling, sorting, exchanging, salvaging, recycling, or otherwise
handling or dealing in junk, including automotive wreckage.
A device incorporating a reflective surface that is solid,
open mesh, or bar configured and is in the shape of a shallow dish,
cone, horn, or cornucopia. Such a device shall be used to transmit
and/or receive radio or electromagnetic waves between terrestrially
and/or orbitally based uses. This definition is meant to include,
but not be limited to, what are commonly referred to as "satellite
earth stations," "TVROs" (television reception only satellite dish
antennas), and "satellite microwave antennas."
Any public, private, or parochial place of instruction which
teaches those academic subjects that are fundamental and essential
in general education and which provide instruction at the preprimary
level and/or kindergarten through 12th grade, or a vocational school,
and meets the requirements of the Department of Education of the Commonwealth
of Pennsylvania. Schools exclude "educational institution" and college/university"
as defined in this section.
See "mini-warehouse" or "self-storage facility" as defined
in this section.
A retail place of business, engaged primarily in the sale
of motor fuels or supplying goods and services generally required
in the operation and maintenance of motor vehicles and fulfilling
of motorist's needs, including the sale of petroleum products; sale
and service of tires, batteries, automotive accessories and replacement
items; washing and lubrication services; the supplying of other incidental
automotive customer services and products; and the performing of automotive
maintenance and repair, excluding such repair as spray-painting, body,
fender, axle, frame, major engine overhaul, or recapping/retreading
of tires. A service station may also include the operation of a convenience
food store.
A line parallel to a lot line, defining the building setback
required by this chapter. See Figure No. 8 in Appendix B[15] regarding yard configuration and lot lines.
The building setback line that is parallel to the front lot
line, located at a distance as required by this chapter. See Figure
No. 8 in Appendix B[16] regarding yard configuration and lot lines.
The building setback line that is parallel to the rear lot
line, located at a distance as required by this chapter. See Figure
No. 8 in Appendix B[17] regarding yard configuration and lot lines.
The building setback line that is parallel to the side lot
line, located at a distance equal to the side yard required by this
chapter. See Figure No. 8 in Appendix B[18] regarding yard configuration and lot lines.
A facility designed to receive the 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.
A detached, accessory structure which is incidental to a
permitted residential structure. Sheds typically sit on a simple concrete
slab, piers, or soil and are used to store household goods, tools,
and/or equipment. Sheds shall include but are not limited to toolsheds,
residential greenhouses, and pool equipment structures. All nonresidential
detached storage structures are defined as storage buildings. See
also "storage buildings."
Two 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.
A principal or accessory use other than a hotel or motel
where lodging is provided for compensation generally for less than
30 days. Rentals are generally facilitated by an online tool that
allows for peer-to-peer lodging options where the lodging facilities
are generally owned by private individuals. This use include rentals
commonly called by industry names including but not limited to Airbnb,
HomeAway, FlipKey, World Escape, Uproost, etc.
A name, identification, description, display, illustration,
or device which is affixed or represented directly or indirectly upon
a building, structure, or land and which functions as an accessory
use by directing attention to a product, place, activity, person,
institution, or business. The following terms and definitions are
associated with the sign regulations contained in this chapter.
FRAME— A portable sign comprised of two separate panels or faces joined at the top and spread apart at the bottom to form the base on which the sign stands.
ADDRESSThe number or other designation assigned to a housing unit, business establishment, or other structure for all purposes of location, mail delivery, and emergency services. An address sign may include the name and address of the occupant of the premises.
AGRICULTURAL SALES SIGNA sign displayed on a farm by the owner or other operator thereof, for the purpose of identifying such farm or advertising products thereof.
ANIMATED OR MOVINGAny sign or part of a sign that changes physical position or light intensity by any movement or rotation or that gives the visual impression of such movement or rotation. Changeable copy signs as defined herein are not considered animated or moving signs.
ANIMATIONThe movement, or the optical illusion of movement, of any part of the sign structure, design, or pictorial segment including the movement of any illumination or the flashing, scintillating, or varying of light intensity. Also included in this definition are signs having "chasing action" which is the action of a row of lights commonly used to create the appearance of motion.
ARCADEA sign suspended beneath a ceiling of an arcade, a roof, or a marquee containing only the name of a business for the purpose of assisting pedestrian traffic traveling under the arcade, roof, or marquee to identify the location of establishments within a shopping center or similar building.
AWNING, CANOPYAny sign that is a part of or attached to an awning, canopy, or other fabric, plastic or structural protective cover over a door, entrance, window, or outdoor service area. A marquee is not a canopy.
BANNERA sign or outside advertising display having the character, letters, illustrations, ornamentations, symbols, color, or visual representation applied to cloth, paper, vinyl, fabric, plastic, or like kind of malleable material with or without frame. National, state, or municipal flags, or the official flag of any institution or business, shall not be considered banners.
BILLBOARDA permanently installed sign identifying/advertising and/or directing the public to a business, merchandise, service, institution, residential area, or entertainment which is located, sold, rented, leased, produced, manufactured, and/or furnished at a place other than the real property on which said sign is located.
BUILDING IDENTIFICATIONA small pedestrian-oriented sign attached to a building, which bears only the name, number(s) and/or logo of the building but not the tenant and which is intended to be legible only from the pedestrianways immediately adjacent to the sign.
CHANGEABLE COPYA sign that is designed so that characters, letters, or illustrations can be changed or rearranged manually to change the message on the sign without altering the face or surface of the sign.
CHANGEABLE COPY, BULLETINA type of changeable copy sign constructed to allow letters or symbols to be changed periodically, such as those used by places of worship and schools to announce events.
CHANGEABLE COPY, REMOTEA sign that is designed so that characters, letters, or illustrations can be changed or rearranged remotely by electronic or other means to change the message or sign without altering the face or surface of the sign.
COMMERCIAL MESSAGEAny sign wording, logo, or other representation that, directly or indirectly, names, advertises, or calls attention to a business, product, service, or other commercial activity.
CONSTRUCTIONA temporary sign announcing the name of contractors, mechanics, or artisans engaged in performing work on the premises and only during active construction activities.
DEVELOPMENTA temporary sign erected during the period of construction and/or development of a property by the contractor and developer or their agent.
DIGITAL SIGNA computer programmable sign capable of displaying words, numbers, symbols, figures, or picture images that can be altered or rearranged by remote or automatically without physically altering the face or surface of the sign. These signs typically utilize light-emitting diode, plasma, or liquid crystal display technology to produce the character and graphic of the display. Digital signs shall include static alphanumeric displays and electronic message boards.
DIRECTIONAL, INCIDENTALA sign generally informational, that has a purpose secondary to the use of the lot or site on which it is located, such as "no parking," "entrance," "exit," "one way," "loading only," "telephone," and other similar directives, and provided that such sign does not exceed five square feet. Directional, incidental signs shall be located only in conjunction with site drive entrances and/or internal traffic drive aisles.
ELECTRONIC MESSAGE BOARDA type of digital sign which displays messages, such as time and temperature, in alternating light cycles.
FLASHINGA sign that contains an intermittent or sequential flashing light source or has a light source which is not stationary, varies in illumination intensity, or contains elements which give the appearance of any of the aforementioned.
FREESTANDINGAny sign supported by structures or supports that are placed on, or anchored in, the ground and that are independent from any building or other structure.
GOVERNMENTALA sign, which is owned, installed, and maintained by the Township or other governmental agency.
GROUND/MONUMENTA freestanding sign which is completely self-supporting, has its sign face or base on the ground and has no air space, columns, or supports visible between the ground and the bottom of the sign. It shall not be attached to a pole or pylon, nor raised by mounting on a man-made berm, wall, or similar structure. Pole/pylon signs that have pole covers which extend from the base of the sign face to the ground shall not be considered ground/monument signs.
HOME OCCUPATION IDENTIFICATIONA sign containing only the name and address of the occupant of the premises and their occupation. No logos or other advertising shall be permitted.
ILLUMINATED SIGN, EXTERNALA sign lighted by or exposed to artificial lighting either by lights on or in the sign or directed toward the sign.
ILLUMINATED SIGN, INTERNALA sign containing a source of light contained within the sign structure or sign cabinet.
INFLATABLEA three-dimensional (3-D) object, filled with air or gas, and located in such a manner as to attract attention.
MARQUEEAn integral part of the building consisting of a roof which is supported by the building and may also be supported by columns or piers, and which includes porches, porticos, and porte-cocheres, but does not include canopies or awnings.
MARQUEE SIGNA wall sign attached to a marquee.
MEMORIAL OR HISTORICAL PLAQUEA commemorative plaque(s) placed by a recognized agency of the Township, county, state, or federal government.
MENU BOARD SIGNA sign that lists for consumers the various options of products, goods, or services provided by a business.
MURALA hand-painted, hand-tiled, or digitally printed restorative image on the exterior wall of a building that does not contain any commercial message. For definition purposes, a commercial message is any message that advertises a business conducted, services rendered, or goods produced or sold.
NITSThe measure of the light emanating from an object that is used to quantify digital sign brightness, which is calculated by the total amount of light emitted from a sign divided by the surface area of the sign measured as candelas per square meter.
NOTIFICATIONA sign bearing legal and/or lot notices, such as "no trespassing," "private lot," "no turnaround," "safety zone" "no hunting," or similar messages and signs posted by a governmental agency for the safety of the general public.
OFF-PREMISESA sign identifying/advertising and/or directing the public to a business, or merchandise, or service, or institution, or residential area, or entertainment which is located, sold, rented, leased, produced, manufactured and/or furnished at a place other than the real property on which said sign is located. However, billboard signs shall not be considered to be off-premises signs.
ON-PREMISESA sign or display that identifies or communicates a message related to the activity conducted, the service offered, or the commodity sold on the premises where the sign is located.
PANELThe primary surface of a sign that carries the identifying/advertising message.
PENNANTAny lightweight plastic, fabric, or other material, whether or not containing a message of any kind, suspended from a rope, wire, or string, usually in series, designed to move in the wind.
POLE/PYLON SIGNA freestanding sign erected on a pole, poles, pylon, or pylons, or other supporting structure where the bottom edge of a sign face is installed above the ground. Pole/pylon signs that have pole covers which extend from the base of the sign face to the ground shall not be considered ground/monument signs.
POLITICALA temporary sign which indicates the name, cause, or affiliation of a person seeking public or elected office or on which reference is made to an issue for which a public election or referendum is scheduled to be held.
PORTABLEAny sign not permanently attached to the ground or other permanent structure, or a sign designed to be transported, including, but not limited to, signs designed to be transported by means of wheels; signs converted to A- or T-frames; sandwich board signs; balloons used as signs; umbrellas used for advertising; and signs attached to or painted on vehicles parked and visible from the public ROW, unless vehicle is used in the normal day-to-day operations of the business.
PROJECTIONA sign, which reproduces a remote image, by optical or any other means, on any surface.
PUBLIC UTILITYSigns in connection with the identification, operation, or protection of any public utility, on the same lot therewith, provided that the total sign area on any one street frontage does not exceed eight square feet.
REAL ESTATE SIGNA temporary sign advertising the real estate upon which the sign is located as being for rent, lease, or sale. The signs may also bear the words "sold," "sale pending," or "rented" across their face.
RESIDENTIALAny sign located in a district zoned for residential uses that contains no commercial message except advertising for goods or services legally offered on the premises where the sign is located, if offering such service at such location conforms to all requirements of this chapter.
RESIDENTIAL DEVELOPMENT IDENTIFICATIONA permanent wall or freestanding ground sign containing the name and address of a plan of subdivision or a multifamily building or development, and if a ground sign, shall be located at the principal entrance or entrances of a development.
[Amended by Ord. No. 513, 11/14/2023]
ROOF SIGNA sign erected on or attached to a roof or a sign attached to a building that projects above the highest point on a wall that supports the roofline.
SAFETY CONTROLPublic safety sign pursuant to federal, state, or local public safety regulations.
SECONDARY SIGNA sign located on a structure whereas the sign is intended for the advertisement of a product, service, or directions related to goods and/or service sold or provided on the subject property.
SIGN BASEThe support on which a sign face stands. The sign base shall not communicate any messages or include business identification.
SIGN FACEThe area or display surface, including the advertising surface and any framing, trim, or molding, used for the message on a single plane.
SIGN or SIGNBOARDAny writing, printing, painting, display, emblem, drawing, graphic, electronic display, computerized display, or other device designed to be viewed by the public, designed and intended for advertising, and the structure supporting the display.
SITE DEVELOPMENT SIGNA sign indicating that the premises is in the process of being subdivided and/or developed for the future construction of dwellings or other buildings before any actual construction activity has begun.
STATIC ALPHANUMERIC DISPLAYA type of a digital sign that is only capable of displaying numbers and letters and that is not designed or programmed to flash, blink, move, or display multiple messages over a preset time interval.
STREAMERA string or strip of miniature or full-size pennants or flags which may or may not be suspended between two points.
SUSPENDEDA sign which is suspended from a structure above into a vehicular or pedestrian accessway, more than one foot from the surface on which it is mounted, and is mounted usually, but not always, at right angles to the building.
TEMPORARY SIGN, GENERALAny sign, banner, pennant, valance, or advertising display constructed of cloth, canvas, light fabric, cardboard, wallboard, or other light material, with or without frame, displayed for a period not exceeding 30 days. Temporary signs shall be permitted to advertise grand openings, distress sales, change in ownership; or temporary businesses which have been approved by the Zoning Officer, Planning Commission, Board of Supervisors, or ZHB.
TIME-AND-TEMPERATURE SIGNA sign which indicates changing time and/or temperature.
TRAFFIC CONTROL SIGNA sign regulating traffic.
WALL SIGNAny sign painted, attached to, or affixed to a building or structure, attached flat against the wall surface, in such a way that only one face of a sign is visible. The sign may project outward no more than six inches from the wall of the building.
WINDOW SIGNAny sign, picture, symbol, or combination thereof, designed to communicate information about an activity, business, commodity, event, sale, or service that is temporarily affixed inside a window or upon the windowpanes or glass and is visible from the exterior of the window.
See "dwelling types" in this section.
The original tract of land which exists prior to any subdivision
activity and which is the subject of an application for development,
as defined by the SALDO.
The total area of all lots, ROWs, easements, open space,
and other features contained within the boundaries of a site. The
total project area is determined by a survey prepared by a registered
surveyor. The total site area may include multiple parcels. Also see
"lot area" in this section.
An inpatient health care facility with the staff and equipment
to provide skilled care, rehabilitation and other related health services
to patients who need nursing care, but do not require hospitalization,
and when stays are not more than 90 days.
A plan identifying the location and extent of topographic
gradient changes based upon contour intervals of not more than five
feet where the slope is greater than 10% and at intervals of not more
than two feet where the slope is 10% or less. Slopes shall be identified
by color or symbols.
A solar photovoltaic cell, panel, or 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.
An area of land or other area used for a solar collection
system principally used to capture solar energy and convert it 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, and 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.
A solar collection system consisting of one or more roof-
and/or ground-mounted solar collector devices and solar related equipment,
and is intended to primarily reduce on-site consumption of utility
power. A system is considered a small solar energy system only if
it supplies electrical or thermal power solely for on-site use, except
that when a property upon which the facility is installed also receives
electrical power supplied by a utility company, excess electrical
power generated and not presently needed for on-site use may be used
by the utility company.
Items including a solar photovoltaic cell, panel, or array,
or solar hot air or water collector device panels, lines, pumps, batteries,
mounting brackets, framing, and possibly foundations used for or intended
to be used for collection of solar energy.
A solid waste facility for the controlled burning of large
quantities of solid waste at high temperatures under carefully regulated
conditions.
All continuous land and structures, other appurtenances,
and improvements on the land, used for processing, storing, or disposing
of solid waste, or used for the purpose of processing, extracting,
converting, or recovering energy or materials from solid waste. A
facility may be publicly or privately owned and may consist of several
processing, storage, or disposal operational units as required by
the federal and/or state agency having jurisdiction.
Land 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.
The intensity of sound, measured in decibels (dBa), and produced
by the operation of a permitted use.
An instrument standardized by the American Standards Association
for measurement of intensity of sound.
Any temporary display, sale of goods, use, or event that
is located outside of a principal building structure and is accessory
to the principal use of the lot that has the potential to create an
increase in traffic, congestion, and/or noise than that which is typically
caused by the principal use of the lot.
See "use by special exception" as defined in this section.
Any fixed equipment or facility which is used in connection
with, or as part of, any process or system for industry.
A public facility dedicated to the keeping of horses and/or
ponies for commercial boarding as a principal use on a lot. Private
stables are defined as an "accessory agricultural building" and must
be paired with a permitted principal use allowed in the district.
See "accessory agricultural building" in this section.
The keeping of horses and/or ponies for the personal use
of the residents of a lot, not including any profit-making activities.
Private stables are defined as an "accessory agricultural building"
and must be paired with a permitted principal use allowed in the district.
See "accessory agricultural building" and commercial stable" in this
section.
Any vertical structure enclosing a flue(s) that carry off
smoke or exhaust from a furnace or other fuel-burning device, especially
that part of a structure extending above a roof.
Camouflaging methods applied to wireless communications towers,
antennas, and other facilities which render them more visually appealing
or blend the proposed facility into the existing structure or visual
backdrop in such a manner as to render it minimally visible to the
casual observer. Such methods include, but are not limited to, architecturally
screened roof-mounted antennas, building-mounted antennas painted
to match the existing structure and facilities constructed to resemble
trees, shrubs, and light poles.
Any portion of any lot which has a natural or finished slope
in excess of 25% shall be considered a steep slope and shall be subject
to these regulations, except that high walls remaining from mineral
removal activities shall be exempt from these regulations. Slope is
calculated based upon contours at intervals of not more than five
feet where the slope is greater than 10% and at intervals of not more
than two feet where the slope is 10% or less.
An accessory structure used for storing goods and products
incidental to a permitted, nonresidential, principal use.
As 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."
[Amended by Ord. No. 483, 7/13/2021]
As 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."
[Amended by Ord. No. 483, 7/13/2021]
See the definition provided by the Township Stormwater Management
Ordinance.[19]
The Township Stormwater Management Ordinance, Chapter 19 of the Township Code of Ordinances.
That portion of a building included between the surface of
any finished floor and the surface of the floor next above it or,
if there is no floor above it, then the space between any floor and
the ceiling next above it. In determining the number of stories for
purposes of height measurement, a basement shall be counted as a story
if the ceiling is more than five feet above the average adjoining
ground level at the front setback, and a mezzanine shall be counted
as a story if it covers 50% or more of the area of the story underneath
such mezzanine. An attic or a cellar shall not be counted as a story.
All land between ROW lines, whether public or private, and
whether improved or unimproved, which is intended to accommodate vehicular
traffic, including an avenue, drive, boulevard, highway road, freeway,
parkway, lane, viaduct, or other vehicular way. The term shall not
include the word "driveway."
TYPE OF STREETSAs defined below and also in the SALDO.[20] See Table 23 in Appendix F[21] for a list of arterial and collector streets within the
Township.
ARTERIAL ROAD/STREETA public street that serves large volumes of high speed and long distance traffic.
COLLECTOR ROAD/STREETA public street which, in addition to providing access to abutting lots, intercepts local streets and provides a route for carrying considerable volumes of local traffic to community facilities and arterial roads.
The length of the front lot line. See also "lot line."
Any tree planted within the ROW of a street. Street trees
are not the same as trees planted in the front yard of a residential
home or lot.
The wall of a building adjoining a sidewalk at the edge of
the street ROW; or architectural elements, such as walls, piers, pillars,
fences, colonnades, porches, and porticoes, in lieu of a building
wall when a building is set back from the street wall line.
Any change in the support members of a building, such as
bearing walls, columns, beams, or girders; changes in the means of
ingress and/or egress; enlargement of floor area or height of a structure;
or relocation of a structure from one position to another.
Any man-made object having an ascertainable stationary location
on or in land or water, whether or not affixed to the land.
The vertical distance from the lowest finished grade level
to the peak of the roof. See Appendix B.[22]
A facility or facilities for the enjoyable relaxation of
students enrolled at a commercial school.
The division or redivision of a lot, tract, or parcel of
land by any means into two or more lots, tracts, parcels, or other
divisions of land including changes in existing lot lines for the
purpose, whether immediate or future, of lease, partition by the court
for distribution to heirs or devisees, transfer of ownership or building
or lot development; provided, however, that the subdivision by lease
of land for agricultural purposes into parcels of more than 10 acres,
not involving any new street or easement of access or any residential
dwelling, shall be exempted.
The North Fayette Township Subdivision and Land Development Ordinance (SALDO), Chapter 22 of the Township Code of Ordinances, as adopted and amended by the Board of Supervisors.
A modification to an existing wireless communications facility
that substantially changes the physical dimensions of a tower or base
station and meets any of the following criteria: 1) for communications
towers outside the public ROW, it increases the height of the facility
by more than 10%, or by the height of one additional antenna array
with separation from the nearest existing antenna, not to exceed 20
feet, whichever is greater; for communications towers in the ROW,
it increases the height of the facility by more than 10% or 10 feet,
whichever is greater; 2) for communications towers outside the public
ROW, it protrudes from the edge of the WCF by more than 20 feet, or
more than the width of the tower structures at the level off the appurtenance,
whichever is greater; for those communications towers in the public
ROW, it protrudes from the edge of the structure by more than six
feet; 3) it involves installation of more than the standard number
of new equipment cabinets for the technology involved, but not to
exceed four cabinets; 4) it entails any excavation of deployment outside
the current site of the communications tower; or 5) it does not comply
with conditions associated with prior approval of construction or
modification of the communications tower unless the noncompliance
is due to an increase in height, increase in width, or addition of
cabinets.
Minor activity that would support the other products on the
farm. See also "agritourism" in this section.
As 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."
As 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."
The area of all lettering, wording, and accompanying designs
and symbols, together with the background on which they are displayed
(whether such background is open or enclosed), but excluding any supporting
framework and bracing which are solely incident to the display itself,
provided that the same do not contain such lettering, wording, designs,
or symbols. Where the sign consists of individual letters, designs,
or symbols attached to a building, awning, wall, or window, the area
shall be that of the smallest rectangle which encompasses all of the
letters, designs, and symbols. Where a sign consists of a double face,
only one side shall be considered for the purpose of calculating the
sign area, provided that both faces are identical.
A professional surveyor licensed in the State of Pennsylvania.
See "registered professional."
A 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 waterslides,
lap pools, whirlpools, soaking tubs, or hot tubs.
An establishment which offers wine, beer, malt beverages
or intoxicating liquors for consumption on the premises that are manufactured
or rectified on the premises or at an off-site location associated
with the premises.
[Added by Ord. No. 513, 11/14/2023]
An establishment in which tattooing or body piercing is carried
out professionally, subject to all applicable county and/or state
health and licensing requirements.
Any use in which the primary purpose is the sale of alcoholic
beverages for on-premises consumption, which may or may not include
dancing. Taverns may include prepared food sales, but such prepared
foods are typically accessory or incidental to the primary purpose
as a Tavern.
A fee-based service regulated by the PUC that provides a
vehicle and a driver from one point to another.
Any 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 six consecutive months, including but not limited
to construction or land sales trailers, tents, bleachers, air supported
structures, seasonal displays, and similar structures. Structures
intended to be used for more than six months shall be considered permanent
and shall meet the use and structure requirements for permanent structures.
An approval prerequisite to final approval of a development
plan granted by the Board of Supervisors in accordance with this chapter.
A building or part of a building devoted to showing motion
pictures or dramatic, dance, musical, or other live performances.
This definition does not include "adult-oriented businesses."
A 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.
See "manufactured homes" in this section.
A structure that is used for the purpose of supporting one
or more antennas, including, but not limited to, self-supporting lattice
towers, guy towers and monopoles, utility poles, and light poles.
DAS hub facilities are considered to be tower-based WCFs.
A personal service engaged in the business of offering the
services of a vehicle wrecker or towing service, whereby disabled
motor vehicles are towed or otherwise removed from the place they
are disabled by use of a wrecker so designed for that purpose by a
truck, automobile, or other vehicle so adapted for that purpose.
See "dwelling types" in this section.
The Township of North Fayette, Allegheny County, Pennsylvania.
See "Board of Supervisors" in this section.[23]
The Township Construction Code, Ordinance No. 344, as amended, and as found in Chapter 5 of the Township Code of Ordinances. Any reference to "Township Building Code" shall be interpreted to mean the Township Construction Code.
The plans and specifications for building infrastructure
and other defined systems and/or facilities in the Township as outlined
in the Township's Minimum Construction Standards.
A professional engineer licensed as such in the Commonwealth
of Pennsylvania, duly appointed by the Board of Supervisors to serve
as the engineer for the Township. See also "registered professional"
in this section.
A person retained by the Board of Supervisors as the Manager
of North Fayette Township and responsible for directing and controlling
the business and administrative affairs of the Township.
An attorney licensed as such in the Commonwealth of Pennsylvania
and retained by and responsible to the Board of Supervisors to furnish
legal assistance for the administration of municipal regulations and
arrangements relative to this chapter.
A technical report, submitted by a professional traffic engineer,
which projects the trip generation of a land development and the anticipated
trip impact on the Township's Comprehensive Road Network.
A temporary structure to be used for the duration of the
zoning, building, and grading permit to provide temporary offices
for personnel associated with the permitted land development.
A facility licensed by the Pennsylvania Department of Environmental
Protection (PA DEP) which receives and temporarily stores solid waste
at a location other than the generation site, and which facilitates
the bulk transfer of accumulated solid waste to a facility for further
processing and disposal.
The attaching of development rights to specified lands which
are desired by a municipality to be kept undeveloped, but permitting
those rights to be transferred from those lands so that the development
potential which they represent may occur on other lands where more
intensive development is deemed to be appropriate.
An imaginary surface that extends outward and upward from
the edge of the primary and approach surfaces to the horizontal surface
at a slope of seven feet horizontally to one foot vertically.
Any object of natural growth.
A map or site plan which illustrates the general layout of
proposed buildings, structures, driveways, and on-site areas on a
lot or tract of land, along with the design of landscaped areas, including
detail of the location, species, and trunk circumference of all legacy
trees which are to be retained or removed, trees which are to be planted
as replacement trees, and trees which are to retained on-site for
mitigation purposes.
The distance measured from the highest point of the wind
turbine rotor plane to the ground level.
See "dwelling" in this section.
See "college/university" in this section.
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.
Any purpose for which a building or other structure or a
tract of land may be designed, arranged, intended, maintained or occupied,
or any activity, occupation, business, or operation carried on in
a building or other structure or on a tract of land.
A use customarily incidental and subordinate to the principal
use and located on the same lot as the principal use.
The primary or predominant use to which the property is or
may be devoted, and to which all other uses on the premises are accessory.
Relief granted pursuant to the provisions of Articles VI
and IX of the MPC.[24]
The rental of motor vehicles, watercraft, recreational vehicles,
or trailers, including outdoor display areas and service areas within
a completely enclosed building and a showroom and offices within the
building.
Any building, premises, and land in which or upon which a
business, service, or industry performs or renders a service involving
the maintenance, servicing, repair, or painting of vehicles weighing
less than 8,500 pounds gross vehicle weight rating (GVWR). Businesses
solely devoted to vehicle electronics repair and/or installation shall
be considered retail stores.
A retail establishment which may include one or more of the
following: an open area, other than a street, for the display and
sale or rental of new or used automobiles and light-duty trucks; buildings
which may contain offices and showrooms; an area within a completely
enclosed building where reconditioning, preparation, accessory installation,
repairs, and/or the servicing of vehicles is performed.
See "animal hospitals and veterinarian services."
A farm where grapevines are planted, grown, raised, or cultivated
for the purpose of producing grape wine.
A structure primarily used for the storage of goods and materials,
which also includes refrigeration and cold storage services. This
use does not include distribution centers.
A facility that processes and converts wastewater, which
is water no longer needed or suitable for its most recent use, into
an effluent that can be either returned to the water cycle with minimal
environmental issues or reused.
A lined depression, excavation pit, or facility situated
in or upon the ground, whether natural or artificial, used to store
fresh water.
A lined depression, excavation pit, or facility situated
in or upon the ground, whether natural or artificial, used to store
waste water fluid, including but not limited to brine, fracturing
fluid, produced water, recycled water, impaired water, flowback water,
or any other fluid that does not satisfy the definition of "fresh
water."
A site authorized by a permit from the PA DEP for the drilling
site for the production of potable water supply.
Any impoundment of water by a public or private authority,
agency, or corporation for the purpose of providing water supply or
recreation to the general public.
Pennsylvania Wireless Broadband Collocation Act (53 P.S.
§ 11702.1 et seq.).
A bored, drilled, or driven shaft whose depth is greater
than the largest surface dimension; or a dug hole whose depth is greater
than the largest surface dimension; or an improved sinkhole; or a
subsurface fluid distribution system.
The precise point of entry into the ground where the drilling
of a gas well takes place.
Any person, partnership, company, corporation, and its subcontractors
and agents who have an interest in real estate for the purpose of
exploring or drilling for, producing, or transporting oil or gas.
The person designated as the well operator or operator on the permit
application or well registration. If the owner is a separate entity
than the operator, then the owner shall also be listed. Where a permit
or registration was not issued, the term shall mean any person who
locates, drills, operates, alters, or plugs any well or reconditions
any well with the purpose of production therefrom. In cases where
a well is used in connection with the underground storage of gas,
the term also means a storage operator.
The area extending to the limits of disturbance of the grading
plan for a drilling site where a well is to be drilled and occupied
by any of the facilities, structures, and equipment associated with
or incidental to the construction, drilling, fracturing, production,
or operation of an oil or gas well. Notwithstanding the foregoing,
the well pad site does not include the access road.
Shall consist of the area occupied by any of the facilities,
structures and equipment associated with or incidental to the construction,
drilling, fracturing, production, or operation of an oil or gas well.
If multiple areas are used, then the total combined areas shall be
considered the well site.
A business primarily engaged in selling merchandise 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 wind-driven, direct-current generator used for charging
storage batteries.
A device such as a wind charger, wind turbine or windmill,
and/or other electric generation facility whose main purpose is to
convert wind power into another form of energy such as electricity
or heat, consisting of one or more wind turbines and other structures
and buildings, including substations, meteorological towers, electrical
infrastructure, transmission lines, and other appurtenant structures
and facilities.
An area of land or other area used for a wind energy conversion
system principally used to capture wind energy and convert it 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.
A wind energy conversion system consisting of a wind turbine,
tower, and associated control or conversion electronics, and is intended
to primarily reduce on-site consumption of utility power. A system
is considered a small wind energy system only if it supplies electrical
power solely for on-site use, except that when a parcel on which the
system is installed also receives electrical power supplied by a utility
company, excess electrical power generated and not presently needed
for on-site use may be used by the utility company.
A device that converts wind energy into electricity through
the use of a wind turbine generator, and includes the nacelle, rotor,
tower, and pad transformer, if any.
A device that runs on the energy generated by a wheel of
adjustable blades or slats rotated by the wind.
An area devoted to the growing of grapes or other fruit and
the process of fermenting the product into wine. Wineries shall also
include the structures or areas provided for the tasting or sale of
the wine so long as such areas are on the same site as the products
grown.
Transmissions through the airwaves, including, but not limited
to, infrared line of sight, cellular, PCS, microwave, satellite, or
radio signals.
The antennas, nodes, control boxes, towers, poles, conduits,
ducts, pedestals, electronics, and other equipment used for the purpose
of transmitting, receiving, distributing, providing, or accommodating
wireless communications services.
Any person that applies for a wireless communications facility
building permit, zoning approval, and/or permission to use the public
ROW or other Township-owned land or property.
Any piece of equipment related to, incidental to, or necessary
for, the operation of a tower-based WCF or nontower WCF. By way of
illustration, not limitation, "related equipment" includes generators
and base stations.
A freestanding structure, such as a tower-based WCF or any
other support structure that could support the placement or installation
of a WCF, if approved by the Township.
A plant community composed predominantly of healthy trees
and other woody vegetation, well-stocked, and growing more or less
closely together.
A yard extending between side lot lines across the full lot
width from the front lot line to a line parallel to the front face
of the structure of the principal use of the lot (See Figure 1).[25]
A yard extending between the side lot lines across the full
lot width from the rear lot line to a line parallel to the rear face
of the structure of the principal use of the lot (See Figure 1).[26]
A yard extending from the front yard line to the rear yard
line parallel to the side lot line (See Figure 1).[27]
A permit issued by the Zoning Officer which is required by
this chapter prior to the commencement of a use; the construction,
reconstruction, alteration, remodeling, enlargement, movement, occupancy,
or use of a building, structure, or lot; the change in use of a building,
structure, or lot; any change to, or enlargement or extension of a
nonconforming use; and/or the construction, reconstruction, alteration,
or movement of a retaining wall.
A document signed and issued by the Zoning Officer upon a
request to certify the correct zoning district, the compatibility
of existing land uses, the compatibility of proposed land uses, and/or
the legal status of a nonconforming use, structure, or lot.
An area in the Township in which regulations under this chapter
uniformly apply, including overlay districts.
The Zoning Hearing Board of North Fayette Township, Allegheny
County, Pennsylvania, as defined by and appointed in accordance with
the MPC, Act 247 of 1968, as amended by Act 170 of 1998 (53 P.S. § 10101
et seq., as may be amended from time to time).
The Zoning Hearing Board Solicitor shall be an attorney other
than the Township Solicitor and shall not be employed within the same
law firm as the Township Solicitor. The Zoning Hearing Board Solicitor
shall be licensed as such in the Commonwealth of Pennsylvania and
represents the Township Zoning Hearing Board.
The Official Zoning Map delineating the zoning districts
of North Fayette Township, Allegheny County, Pennsylvania, together
with all amendments subsequently adopted.[28]
The designated official or authorized representative appointed
by the Board of Supervisors whose duty it shall be to administer this
chapter and as identified in Section 614 of the Pennsylvania MPC,
Act 247 of 1968, as amended by Act 170 of 1998 (53 P.S. § 10101
et seq., as may be amended from time to time).[29]
The North Fayette Township Zoning Ordinance, Ordinance No.
27, as amended. This chapter of the Township Code of Ordinances.
|
Figure 1: Yard Type Illustration
 |
[1]
Editor's Note: See 74 Pa.C.S.A. § 5101 et seq.
[2]
Editor's Note: The Municipality Authorities Act of 1945 was
repealed by Act 22 of 2001 (6/19/2001, P.L. 287, No. 22); see now
53 Pa.C.S.A. § 5601 et seq.
[6]
Editor's Note: See 53 P.S. § 10208.
[9]
Editor's Note: See 53 P.S. § 10909.1.
[10]
Editor's Note: Said appendix is included as an attachment to this chapter.
[12]
Editor's Note: See 35 P.S. § 10231.101 et seq.
[13]
Editor's Note: See 35 P.S. § 10231.101 et seq.
[14]
Editor's Note: The Township's Minimum Constructions Standard
Details are kept on file in the Township's offices.
[15]
Editor's Note: Said appendix is included as an attachment to this chapter.
[16]
Editor's Note: Said appendix is included as an attachment to this chapter.
[17]
Editor's Note: Said appendix is included as an attachment to this chapter.
[18]
Editor's Note: Said appendix is included as an attachment to this chapter.
[21]
Editor's Note: Said appendix is included as an attachment to this chapter.
[22]
Editor's Note: Said appendix is included as an attachment to this chapter.
[23]
Editor's Note: The former definition of "Township Community
Development Director," which immediately followed this definition,
was repealed by Ord. No. 483, 7/13/2021. See now the definition of
"Director of Community Development."
[24]
Editor's Note: See 53 P.S. § 10601 et seq. and 53
P.S. § 10901 et seq., respectively.
[25]
Editor's Note: Figure 1 follows the final definition in this
section.
[26]
Editor's Note: Figure 1 follows the final definition in this
section.
[27]
Editor's Note: Figure 1 follows the final definition in this
section.
[28]
Editor's Note: The Zoning Map is included as an attachment to this chapter.
[29]
Editor's Note: See 53 P.S. § 10614.
