For the purpose of this chapter, the following definitions shall apply unless the context clearly indicates or requires a different meaning.
ACCESSORY BUILDING OR STRUCTURE. For purposes of this chapter, ACCESSORY BUILDINGS shall include, but not be limited to, the following, which are subordinate to the principal buildings on the same lot:
(1) In all residential zones:
(a) Children’s playhouse, picnic shelter, greenhouse (noncommercial), garage, carport, garden house or storage building for domestic storage;
(b) Swimming pool, ornamental pool, tennis court, basketball court or similar private recreational facility;
(c) Storage of camping, sports and similar equipment, owned or leased for noncommercial purposes, for the use of the residents of the premises; and
(d) Home gardening.
(2) In commercial zones:
(a) Storage of merchandise and goods normally carried in stock in conjunction with the principal use on the same parcel or lot of ground; and
(b) Storage of goods used in, or produced by, manufacturing activities on the same parcel or lot of ground.
(3) In all zones:
(a) Required off-street motor vehicle parking areas and loading and unloading areas; and
(b) Fences and ornamental walls and landscape features.
ACCESSORY USE. A use that is subordinate and incidental to the main use or uses on the same lot or premises. Said uses shall not include nonconforming uses under the terms of this chapter.
ADULT ARCADE. Any place to which the public is permitted or invited wherein coin-operated or slug-operated or electronically, electrically or mechanically controlled still or motion-picture machines, projectors or other image-producing devices are maintained to show images to five or fewer persons per machine at any one time and where the images so displayed are distinguished or characterized by the depicting or describing of specified sexual activities or specified anatomical areas.
ADULT BOOKSTORE or ADULT VIDEO STORE.
(1) A commercial establishment which, as one of its business purposes, offers for sale or rental for any form of consideration any one or more of the following:
(a) Books, magazines, periodicals or other printed matter or photographs, films, motion pictures, videocassette or video reproductions, slides or other visual representations which depict or describe specified sexual activities or specified anatomical areas; and
(b) Instruments, devices or paraphernalia which are designated for use in connection with specified sexual activities.
(2) A commercial establishment may have other business purposes that do not involve the offering for sale or rental of material depicting or describing specified sexual activities or specified anatomical areas and still be categorized as ADULT BOOKSTORE OR ADULT VIDEO STORE. Such other business purposes will not serve to exempt such commercial establishment from being categorized as an ADULT BOOKSTORE OR ADULT VIDEO STORE so long as one of its business purposes is the offering for sale or rental for consideration of the specified materials which depict or describe specified sexual activities or specified anatomical areas.
ADULT CABARET. A nightclub, bar, restaurant or similar commercial establishment which regularly features:
(1) Persons who appear in the state of nudity;
(2) Live performances which are characterized by the exposure of specified anatomical areas or by specified sexual activities; and
(3) Films, motion pictures, videocassettes, slides or other photographic reproductions which are characterized by the depiction or description of specified anatomical areas or by specified sexual activities.
ADULT DAY CARE. A service offered to adults with supervisory needs as an accessory to assisted living or nursing facilities.
ADULT MOTEL. A hotel, motel or similar commercial establishment which:
(1) Offers accommodations to the public for any form of consideration for the purpose of providing patrons with closed-circuit television transmissions, films, motion pictures, videocassettes, slides or other photographic reproductions which are characterized by the description of specified anatomical areas or by specified sexual activities, and has a sign visible from the public right-of-way which advertises the availability of this adult-type of photographic reproductions; and
(2) Offers any single sleeping room for rent three or more times in one calendar day.
ADULT MOTION-PICTURE THEATER. A commercial establishment where, for any form of consideration, films, motion pictures, videocassettes, slides or similar photographic reproductions are regularly shown which are characterized by the depiction or description of specified anatomical areas or by specified sexual activities.
ADULT THEATER. A theater, concert hall auditorium, stage or similar commercial establishment which regularly features persons who appear in a state of nudity or live performances which are characterized by the exposure of specified anatomical areas or by specified sexual activities.
AGRICULTURE. Any use of land or structures for farming, dairying, pasturage, horticulture, floriculture, arboriculture or animal or poultry husbandry, as well as the retail sale of horse tack, and feed, grain and other produce. Accessory structures permitted in conjunction with an agricultural use may include barns, stables, corn cribs, silos and other similar structures that are clearly related to an agricultural operation. Accessory activities may include farm machinery and equipment repair conducted by on-site residents.
ALLEY. A service way at least 20 feet wide, providing a secondary public means of access to abutting properties.
ALTERATION or ADDITION (STRUCTURAL OR USE CHANGE). Any change in the supporting members of a building such as bearing walls, columns, beams, girders or foundations, or by extending on a side, front or rear, or by increasing in height, or the moving from one location to another, or any change in use.
ANCILLARY RESIDENTIAL. A residential use that is subordinate to, and associated with, a primary light commercial use.
ANTENNA HEIGHT. The vertical distance measured from the base of the antenna support structure at grade to the highest point of the structure. If the support structure is on a sloped grade, then the average between the highest and lowest grades shall be used in calculating the ANTENNA HEIGHT.
ANTENNA SUPPORT STRUCTURE. Any pole, telescoping mast, tower, tripod or any other structure that supports a device used in the transmitting or receiving of radio frequency energy.
ANTIQUE MOTOR VEHICLE. A motor vehicle, but not a reproduction thereof, manufactured more than 25 years prior to the current year which has been maintained in or restored to a condition which is substantially in conformance with manufacturer specifications.
APARTMENT. A room or suite of rooms in a multi-family structure, which is designed for use as a single housekeeping unit, and which contains a functional kitchen, bath and toilet facilities, permanently installed.
APPLICANT. A landowner or developer who files an application, as required by the township, for development, including the heirs, successors and assigns thereof.
AREA. Area of a lot or site shall be calculated from dimensions derived by horizontal projection of the site.
AREA, BUILDING. The total of areas taken on a horizontal plane at the main grade level of a building or structure exclusive of uncovered porches, terraces and steps.
AUTOMOBILE SERVICE STATION. Any premises used for the retail sale of motor fuel and lubricants, and incidental services such as lubrication, and the sale, installation or minor repair of tires, batteries or other automobile accessories; but not including major repair work such as motor replacement, body fender repair or spray painting.
AUTOMOTIVE RECYCLING. The use of more than 100 square feet of the area of any lot for the storage, keeping or abandonment of junk, including scrap material from the dismantling, demolition or abandonment of automobiles or other vehicles or machinery of parts thereof.
AUTOMOTIVE REPAIR. Engine maintenance, repair or reconditioning, collision repair, including straightening and repainting, replacement of parts and incidental services.
BASEMENT or CELLAR. A portion of a building partly or completely below grade. It shall be considered a building story if more than 50% of its clear height is above the average level of the adjoining ground.
BED AND BREAKFAST and/or TOURIST HOME. The offering of overnight accommodations and food service for transient guests for compensation within the confines of a detached single-family dwelling structure when conducted subsidiary to normal single-family residential use.
BILLBOARD. Structure, building wall or other outdoor surface used to display lettered, pictorial, sculptured or other matter which directs attention to any product, announcement, commodity or service offered only elsewhere than on the premises.
BOARDINGHOUSE. Any dwelling in which more than three persons either individually or as families are housed or lodged for hire with or without meals. A rooming house or a furnished room house shall be deemed a BOARDINGHOUSE.
BORE HOLES. Structures and appurtenant facilities to permit the introduction from the surface to underground mining operations, or the removal from underground mining operations to the surface, of electrical power, water, rock dust for safety purposes, communicating lines, compressed air and other gases. (Also see COAL MINING ADJUNCT FACILITY and VENTILATING SHAFTS.)
BUFFER AREA. A strip of land which is planted and maintained in shrubs, bushes, trees, grass or other landscaping material and within which no structure is permitted except a wall or fence.
BUILDING. An independent and detached structure having a roof supported by columns or walls, or resting on its own foundation, including, but not limited to, mobile homes, garages, greenhouses and other accessory buildings, and utilized for housing, shelter or enclosure of persons, animals, chattels or activity sites.
BUILDING HEIGHT. The vertical distance measured from the average elevation of the finish grade to the highest point of the roof.
BUILDING LINE. An imaginary line located a fixed distance from the front line of the lot. (Refer to YARD, FRONT.)
BUSINESS LOCATION SIGN. A structure for the purpose of, and limited to, indicating the general location of a business site that is not contiguous to or visible from an arterial highway. Said signs shall be limited to the name of the business and a directional arrow.
BUSINESS SERVICE. Any business activity which renders service primarily to other commercial or industrial enterprises.
BUSINESS SERVICES. A commercial establishment providing services and/or goods to individuals and businesses.
CAMPER. A vehicular portable structure to be mounted on a chassis or wheels and towed or constructed as an integral part of a self-propelled vehicle, for use as a temporary dwelling for travel, recreation, and vacation commonly known as travel trailers, pickup coaches, motor homes or camping trailers.
CAMPGROUND. A tract or tracts of land, or any portions thereof, used for the purpose of providing sites and/or lots for the temporary use of trailers, campers, recreational vehicles or tents, as hereinafter defined, for camping purposes with or without a fee being charged for the leasing, renting or occupancy of such space.
CAMPING AND RECREATIONAL EQUIPMENT. Any licensed or unlicensed trailer or other vehicle designed or used for temporary living or sleeping purposes, regardless of whether the wheels are attached or unattached or a permanent or semipermanent foundation is constructed underneath, or any structure of a permanent or semipermanent nature that is not connected to utilities. CAMPING AND RECREATIONAL EQUIPMENT shall include travel trailers, pickup coaches, motorized home and boat trailers and shall be defined as follows.
(1) BOAT TRAILER. A trailer designed to haul boats.
(2) MOTORIZED HOME. A motorized vehicle with sufficient equipment to render it suitable for use as a temporary dwelling for travel, recreational and vacation uses. This unit must also be licensed and inspected.
(3) PICKUP COACH. A structure designed primarily to be mounted on a pickup or truck chassis with sufficient equipment to render it suitable for use as a temporary dwelling for travel, recreational and vacation uses.
(4) TRAVEL TRAILER. A vehicular, portable structure having an overall length of 40 feet or less and an overall width of eight feet or less built on a chassis designed to be used as a temporary dwelling for travel, recreational and vacation purposes, permanently identified as a TRAVEL TRAILER by the manufacturer of the trailer and, when equipped for the road, must be licensed.
CAMPING SITE. A parcel of land in an organized camp or campground for the placement of a single trailer and/or tent and the exclusive use of its occupants.
CARTWAY. The portion of a road which is paved, graded or improved for travel by vehicles.
CELL SITE. A tract or parcel of land that contains the cellular communication antenna, its support structure, accessory building(s) and parking, and may include other uses associated with, and ancillary to, cellular communication transmission.
CELLULAR COMMUNICATIONS ANTENNA/TOWER. A structure and necessary auxiliary components for use by a private business organization, to send and receive electronic or analogue signals as an integral component of a telecommunication system, to provide services that are paid for directly by the recipients thereof.
CLASSIC MOTOR VEHICLE. A motor vehicle, but not a reproduction thereof, manufactured at least 15 years prior to the current year which has been maintained in or restored to a condition which is substantially in conformity with manufacturer specifications and appearance.
CLINIC. Any establishment where human patients are examined and treated by doctors or dentists, but not hospitalized overnight.
CLUB. An establishment operated for social, athletic, recreational or educational purposes but open only to members and not the general public.
COAL MINE CONVEYER. A mechanical contrivance utilizing belt, chair or chute type devices to transport products, overland or underground, from coal mining operations via owned or leased land holdings or acquired rights-of-way.
COAL MINE FACILITIES, UNDERGROUND. Structures and installations necessary to the operation of an underground coal mine which shall include slopes, shafts or portals for the primary purpose of gaining access from the surface to an underground coal mine by persons or equipment to mine and remove coal, coal preparation and cleaning plants and related equipment, ponds and treatment facilities, coal refuse disposal areas, silos for storage of coal, access roads, aboveground repair personnel areas and structures and transport facilities.
COAL MINE, UNDERGROUND. All underground areas within a continuous barrier of undisturbed coal from which such coal is extracted.
COAL MINING ADJUNCT FACILITY. A support facility, not a coal mining facility, required for and used only in connection with an underground coal mine which is to:
(1) Supply air or power to the underground coal mine;
(2) Ventilate air or gas from the underground coal mine, which shall include fans and fans buildings; and
(3) Remove water from the underground coal mine.
COAL TIPPLE AND CLEANING PLANT. A coal mining facility utilized for bringing coal and related substances from an underground coal mine to the surface for the storing, processing, classifying and transporting of coal.
COMMERCIAL (BUSINESS). Engaging in a business, enterprise, activity or other undertaking related to or connected with trade or commerce in general (excludes “home occupation”).
COMMISSION, COUNTY PLANNING. Beaver County Planning Commission.
COMMISSION, PLANNING. The legally appointed Planning Commission of Greene Township, Beaver County, Pennsylvania.
CONDITIONAL USE. A use of land to be permitted or denied by the governing body (following public hearing) after study and recommendations by the Planning Commission, pursuant to express standards and criteria set forth in the chapter.
CONTRACTOR’S PLANT AND STORAGE. An area of land and any structures thereon used for a building contractor’s office, supply yard and service facility.
CONVERSION APARTMENT. A suite of rooms, consisting of at least one private bedroom, one additional habitable room, one separate and private bathroom and separate and private sanitary cooking facilities, designed or intended for occupancy by one family, which is established in a portion of a building originally used or designed for use by a single-family unit.
DAY-CARE CENTER. A facility in which child day-care services are provided for seven or more school age, preschool or infant children in an institutional related structure suitable for such functions.
DAY-CARE/FAMILY HOME. Any family residence other than a child’s own home or the home of a child’s relative, operated for profit or not for profit, in which child day care is provided at any one time to four, five or six school age children (the day the child initially enters the first grade of a public or private school system to 12 years of age), preschoolers (approximately three years of age to initial school entry at the first grade level of a public or private school system) or to infants and toddlers (from birth to approximately three years of age) who are not relatives of the caregiver.
DENSITY. The area of a lot or group of lots computed exclusive of any portion of the right-of-way of any road, divided by the number of families housed on the lot or group of lots.
DEVELOPER. A landowner or agent or tenant thereof, who causes to be made a subdivision of land or construction and/or development on said land.
DEVELOPMENT. A step or stage in growth or advancement; result of developing; a thing that is developed.
DISTRICT, ZONING. A section of the municipality for which uniform regulations governing the use, height, area and intensity of use of buildings and land and open spaces about buildings are herein established.
DRIVEWAY. A private accessway to a parking area, garage or structure.
DUMP. A lot or land or part thereof used primarily for the disposal, abandonment, dumping, burial, burning or any other means and for whatever purpose, of garbage, sewage, trash, refuse, junk, discarded machinery, vehicles or parts thereof, or waste material of any kind (excludes private or public sewage disposal and permitted municipal sanitary landfills).
DWELLING. A building or portion thereof providing complete housekeeping facilities for one family unit.
(1) DWELLING, DUPLEX. A detached or separate building designed for or occupied exclusively by two families living independently of each other with separate entrances and facilities.
(2) DWELLING, MULTI- OR MULTIPLE-FAMILY. A structure containing three or more separate dwelling units for families living independently of each other which may provide joint services and/or facilities but separate housekeeping, sanitary and cooking facilities. Such structures may be referred to as apartment, garden apartment, townhouse or row house.
(3) DWELLING, SINGLE-FAMILY. A detached or separate building designed for or occupied exclusively as a residence for one family.
(4) DWELLING UNIT. A building or portion thereof providing complete housekeeping facilities for one individual or one family.
EDUCATIONAL INSTITUTION. A school, including a public school, parochial school, private school, college, university and a private nursery school or preschool, having regular sessions, with regularly employed instructors, which teaches those subjects that are fundamental and essential in elementary, secondary or higher education under the supervision of the commonwealth or a lawfully constituted ecclesiastical governing body, or a corporation meeting the requirements of the commonwealth.
EMPLOYEE. Any and all persons, including independent contractors, who work in or at or render any service directly related to the operation of a sexually oriented business.
ENGINEER. A professional engineer licensed as such in the commonwealth.
EQUIPMENT REPAIR, MINOR. Incidental repairs, replacement of parts and servicing of small appliances and minor household equipment such as motors, lawn equipment and chainsaws.
ERECTED. Includes built, constructed, reconstructed, moved upon or any physical operations on the land required for development or building activities. Excavation, fill, drainage and the like shall be considered part of the ERECTION.
ESCORT. A person who, for consideration, agrees or offers to act as a companion, guide or date for another person, which includes engaging in one or more specified sexual activities.
ESCORT AGENCY. A person or business association who furnishes, offers to furnish or advertises to furnish escorts as one of its business purposes for a fee, tip or other consideration.
ESSENTIAL SERVICES. The erection, construction, alteration or maintenance by public utilities, municipal departments or commissions, including buildings, necessary for furnishing adequate services for public health, safety or general welfare.
EXCAVATION. Any act by which earth, sand, gravel, rock or any other similar material is dug into, cut, quarried, uncovered, removed, displaced, relocated or disturbed and any conditions resulting therefrom.
FAMILY. One or more persons who live together in a single housekeeping unit and maintain a common household, as distinguished from a group occupying a boarding house. A FAMILY may consist of a single person or of two or more persons, whether or not related by blood, marriage or adoption. For purposes of this chapter, the term FAMILY shall not include group residential facilities, day-care/family homes, day-care centers or institutional facilities.
FLOOR AREA. The sum of the gross horizontal areas of the several floors of a building determined by dimensions measured between exterior faces of walls as in a single-family dwelling or by dimensions measured between common interior separating walls as in duplex, apartments and townhouses (excludes cellar or basement floor areas, roofed porches, roofed terraces and accessory buildings whether attached or separate).
FRONTAGE. The front boundary line of a lot facing a street. The front of a corner lot shall be considered on the street that parallels the long dimension of a block; on the street of higher classification with respect to use; or on the basis of the orientation of a majority of the other lots in the immediate vicinity.
GARAGE.
(1) A PRIVATE GARAGE is an accessory building with area commonly used for housing motor driven vehicles, the property of and for the use of the occupants of the lot on which the garage is located.
(2) A PUBLIC GARAGE is any garage other than a private garage as defined herein, available to clients, operated for gain, and which is used for storage, repair, rental, lubricating, washing and servicing or equipping of motor vehicles.
GARDEN (APARTMENT) DWELLING. A multi-family residential building, not exceeding three stories in height, in which units are arranged side to side, back to back or one above another, which may have either private external entrances or common hall access, and which may have private exterior yard area for each unit.
GARDEN CENTER. A retail commercial sales establishment for the sale of plants, garden supplies and related items. For purposes of this chapter, said establishments shall not include the sale or service of machinery, tractors or mowing equipment in excess of 20 horsepower.
GOVERNING BODY. The Board of Township Supervisors of the Township of Greene, Beaver County, Pennsylvania.
GOVERNMENTAL AUTHORITIES. Any federal, state or local governmental agency.
GRADING PLAN. A plan prepared by a registered professional engineer showing final grade contours at vertical intervals of ten feet, or greater detail for slopes of 5% or less.
GROUP RESIDENTIAL FACILITY. An establishment that provides room and board in a family environment to persons who receive supervised care limited to health, social, rehabilitative or housing services. Such facilities may include child and adult services for individuals not in need of hospitalization or incarceration, but who because of age, convalescence, infirmity, disability or related circumstances require such care. GROUP RESIDENTIAL FACILITIES shall include boarding homes for children, residential child-care facilities, maternity homes, personal care homes for adults and similar uses licensed by the Pennsylvania Department of Public Welfare, provided the scope of all such operations shall be in conformance with the regulations of this chapter. GROUP RESIDENTIAL FACILITIES shall not include institutional facilities, child day-care centers, day-care/family homes and similar uses.
HOLIDAY. New Year’s Day, Martin Luther King Jr.’s Birthday, Presidents Day, Good Friday, Memorial Day, Flag Day, Independence Day, Labor Day, Columbus Day, Veterans Day, Thanksgiving Day, Christmas Eve and Christmas Day.
HOME GARDENING. The cultivation of herbs, fruits, flowers or vegetables on a piece of ground adjoining the dwelling for use of the residents therein.
HOME OCCUPATION. Any use customarily conducted entirely within a dwelling or in a building accessory thereto and carried on by the inhabitants residing therein, providing that the use is clearly incidental and secondary to the use of the dwelling for dwelling purposes, the exterior of the principal structure is designed and constructed to maintain the appearance of a residential dwelling, and no goods are publicly displayed on the premises other than signs provided herein; including, but not limited to, the following occupations: the professional practice of architecture, law, engineering, surveying, musician teacher, accountant, notary public, mechanical/equipment/small appliance repair, craft occupations including woodworking, construction, cooking, baking, sewing, artists, beauticians, and barbers, excluding stables or kennels; and does not permit the employment of more than two persons living on the premises.
HOSPITAL. Any premises, other than a mental health establishment operated for profit, having an organized medical staff and providing equipment and services primarily for inpatient care for two or more individuals who require definitive diagnosis and/or treatment for illness, injury or other disability or during or after pregnancy, and which also regularly makes available at least clinical laboratory services, diagnostic x-ray services and definitive clinical treatment services. The term shall include such premises providing either diagnosis or treatment, or both, for specific illnesses or conditions.
HOTEL. A facility offering transient lodging accommodations to the general public with access to individual rooms from the interior of the building, and providing services such as restaurants, meeting rooms, entertainment, recreational facilities and living quarters for a resident manager or proprietor.
INSTITUTIONAL FACILITY. An establishment that provides room and board to persons who are residents by virtue of receiving supervised specialized services limited to health, social and/or rehabilitative services provided by a governmental agency, their licensed or certified agents or any other responsible social service corporation. Hospitals, mental health establishments and nursing homes shall be considered INSTITUTIONAL FACILITIES. INSTITUTIONAL FACILITIES shall not include day-care/family homes, day-care centers or group residential facilities.
INTEGRATED BUSINESS CENTER. A multi-unit business development site characterized by coordinated site and structural design, utility provisions, parking facilities and related amenities.
JUNK. Any discarded material or article and shall include, but not be limited to, scrap metal, abandoned or junked motor vehicles or vehicle parts, machinery or machinery parts, papers, glass and related items, containers, or partially dismantled structures or parts thereof. It shall also include a partially dismantled motor vehicle not bearing current registration plates and which is not in the process of ongoing and immediate repair. It shall not include garbage or hazardous or toxic waste material.
KENNEL. Any structure, pen or area set aside for the breeding, boarding, show, grooming or keeping of dogs, cats or similar domestic animals. For purposes of this chapter, the keeping of five or more such animals for economic gain shall be deemed a COMMERCIAL KENNEL.
LANDFILL.
(1) A facility that is designed, operated and maintained for the disposal of nonhazardous refuse and waste, not including disposal of demolition waste, sludge from sewage treatment plants or water supply treatment plants or materials that are classified as hazardous and/or that have the characteristics of toxicity, reactivity, ignitability or corrosivity to the extent that they may be deemed hazardous.
(2) When used in reference to coal mining an area used and operated solely for the deposit of waste materials resulting from a coal mining operation, but shall not include an embankment, or impoundment, to contain, divert or store water, except necessary sedimentation ponds accessory to the LANDFILL. The types of waste materials deposited at landfill sites and the handling, treatment, storage and any other activity with respect to said materials shall be in compliance with all applicable federal, state and local statutes, regulations and enforcement orders.
LANDOWNER. 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 or she is authorized under the lease to exercise the rights of the landowner; or other persons having a proprietary interest in land.
LOADING SPACE. A space within the main building or on the same lot therewith providing for the standing, loading or unloading of vehicles.
LOT. A tract or parcel of land held in single or separate ownership, that is described by reference to a recorded plat or by metes or bounds, and is intended as a unit for transfer of ownership, use, improvement, dedication or for development.
LOT AREA. The horizontal surface area within the lines of the lot.
LOT, CORNER. A lot, abutting two or more streets at their intersection, on which the building line for all streets must be observed.
LOT COVERAGE. The ratio of ground area covered by principal and accessory structures to the total ground area of the lot.
LOT LINE, FRONT. The line contiguous with the street right-of-way line.
LOT LINE, REAR. The line generally parallel to the front lot line, which defines the rear of the lot.
LOT LINE, SIDE. Any lot line which is not a front lot line or a rear lot line.
LOT WIDTH. The total horizontal distance across the lot, between the side lot lines, measured at the building line.
MANUFACTURING AND INDUSTRIAL, LIGHT. The processing, handling or fabrication of materials and products where no processes are involved which will produce noise, vibration, air pollution, fire hazard, noxious emission, high traffic volumes or other factors which will disturb or endanger neighboring properties.
MATERIAL SALVAGE YARD. Any lot, site, parcel, building or structure or part thereof, used for the storage, collection, processing, purchase, sale, salvage or disposal of any scrap, waste, reclaimable material or debris, whether or not stored, for sale or in the process of being dismantled, destroyed, processed, salvaged, stored, baled, disposed, or other use or disposition including, but not limited to: unregistered, inoperable vehicles; tires; vehicle parts; equipment; paper; rugs; metal; glass; household appliances; machinery; and building materials.
MENTAL HEALTH ESTABLISHMENT. Any premises or part thereof, private or public, for the care of individuals who require care because of mental illness, mental retardation or inebriety but shall not be deemed to include the private home of a person who is rendering such care to a relative.
MINE DISPOSAL AREAS. Areas used for the deposit of mine waste.
MINI-WAREHOUSE OR SELF-STORAGE UNIT. A building or group of buildings in a controlled access and fenced compound that contains various sizes of individual, compartmentalized and controlled access stalls and/or lockers leased to the general public for a specified period of time for the purpose of storing personal property. The facility may include within the secured area spaces for the storage of recreational vehicles, boats and similar items.
MOBILE HOME. A transportable single-family dwelling structure designed and intended for permanent occupancy, with a minimum body width of eight feet and a minimum body length of 32 feet, built on a chassis for towing on its own running gear, contained in one unit, or in two units designed to be joined into one integral unit capable of later 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 for use without attachment to a permanent foundation other than being secured to appropriate piers, tie-downs or similar approved anchoring devices and structures.
MOBILE HOME PARK. Any contiguous parcel or tract of land under single ownership, used or intended to be used for the placement of two or more mobile homes for nontransient use, together with the required improvements and facilities upon the land, whether or not consideration or rental is required for the use of the parcels or facilities thereon.
MODULAR HOME. A factory fabricated transportable building unit, other than a mobile home, designed to be used independently or incorporated with similar units into a modular structure on a permanent foundation at a permanent building site.
MOTEL. A facility offering transient lodging accommodations to the general public with a majority of all rooms having direct access to the outside without the necessity of passing through the main lobby of the building and providing services such as restaurants, meeting rooms, entertainment, recreational facilities and living quarters for a resident manager or proprietor.
MULTIPLE DWELLING. A building designed for, and occupied exclusively as, a residence for two or more families living independently of each other, including houses separate except for common adjoining walls.
NO-IMPACT HOME-BASED BUSINESS. 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 normal associated with residential use. The business or commercial activity must satisfy the following requirements.
(1) The business activity shall be compatible with the residential use of the property and surrounding residential uses.
(2) The business shall employ no employees other than family members residing in the dwelling.
(3) There shall be no display or sale of retail goods and no stockpiling or inventory of a substantial nature.
(4) There shall be no outside appearance of a business use, including, but not limited to, parking, signs or lights.
(5) 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.
(6) 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.
(7) The business activity shall be conducted only within the dwelling and may not occupy more than 25% of the habitable floor area.
(8) The business may not involve any illegal activity.
(9) For the purposes of this chapter, an occupation conducted within the home that does not fit the definition of NO-IMPACT HOME-BASED BUSINESS shall be defined to be a “home occupation”.
NONBUSINESS USES. Service or charitable activities conducted on a voluntary or non-profit basis by individuals, or public or service groups and organizations.
NONCONFORMING BUILDING OR STRUCTURE. A structure or part of a structure manifestly not designed to comply with the applicable use or extent of use thereto, such as minimum setback, minimum yard, maximum height, maximum lot coverage and parking and loading requirements, where such structure lawfully existed prior to enactment of this chapter or amendment thereto. Such NONCONFORMING STRUCTURES include, but are not limited to, nonconforming signs.
NONCONFORMING LOT. A lot, the area or dimension of which was lawful prior to the adoption of this chapter or any amendment thereto, but which fails to conform to the requirements of the zoning district in which it is located, such as minimum lot area and minimum lot width requirements, by reason of such adoption or amendments.
NONCONFORMING USE. A use, whether of land or of a structure, that does not comply with the applicable use provisions in this chapter or any amendment thereto, where such use was lawfully in existence prior to enactment of this chapter or amendment thereto.
NUDE MODEL STUDIO. Any place where a person who appears in a state of nudity or displays specified anatomical areas or by specified sexual activities may be observed, sketched, drawn, painted, sculptured, photographed or similarly depicted by other persons who pay money or any form of consideration.
NUDITY or A STATE OF NUDITY. The appearance of a human bare buttock, anus, male genitals, female genitals or female breast.
OCCUPANCY PERMIT. A permit signed by the Zoning Officer setting forth that a building, structure or parcel of land is in compliance with the chapter and may lawfully be occupied or employed for specified uses.
OFFICE. A facility in which services, clerical work, professional duties and similar functions are carried out.
OLDER ADULT DAILY HOME LIVING FACILITY. A family residence other than that of a facility client, operated either for profit or as non-profit, in which supervised day-care services are provided for up to, but not more than, eight adults not in need of hospitalization or incarceration, but who because of age, infirmity or related circumstances require such services. Each facility shall be licensed and inspected by the Pennsylvania Department of Aging under 6 Pa. Code Ch. 11.
OLDER ADULT DAILY LIVING CENTER. A facility in which supervised day-care services, as defined under the definition OLDER ADULT DAILY HOME LIVING FACILITY above, are provided for eight or more clients in an institutional related structure suitable for such functions.
OVERLAY ZONE. A zoning district that encompasses parts or all of one or more underlying zoning districts and that imposes additional or alternative requirements to those required by the underlying zoning district.
OWNER. Any person, agent, operator, firm or corporation having a legal or equitable interest in the property; or recorded in the official records of the state, county or municipality as holding title to the property; or otherwise having control of the property, including the guardian of the estate of any such person, and the executor or administrator of the estate of such person if ordered to take possession of real property by a court.
PENNSYLVANIA PLANNING CODE. Pennsylvania Municipalities Planning Code (53 P.S. §§ 10101 et seq.) and amendments of same as may be adopted from time to time.
See 53 P.S. §§ 10501 et seq.
PERMITTED USE. A use by right which is specifically authorized in a particular zoning district.
PERMITTEE and/or LICENSEE. A person in whose name a permit and/or license to operate a sexually oriented business has been issued, as well as the individual listed as an applicant on the application for a permit and/or license.
PERSON. An individual, proprietorship, partnership, corporation, association, municipality, counties, authority, Commonwealth of Pennsylvania or any other private or public entity.
PERSONAL SERVICES. Establishments primarily engaged in providing services involving the care of a person or his or her personal goods or apparel.
PLANNED (UNIT) RESIDENTIAL DEVELOPMENT. Development of a tract of land for primarily residential purposes under single ownership or control; the development of which is unique and of a substantially different character than that of the surrounding area. Such development shall be based on a plan that allows for flexibility of design not available under standard zoning district requirements.
PLANNING COMMISSION. The Greene Township, Beaver County, Pennsylvania, Planning Commission.
PLOT. A tract or parcel of land. See definition for LOT.
PORTAL, COAL MINING. A coal mining facility utilized for the access and egress of humans, equipment and materials in underground coal mine operations.
PRINCIPAL USE. The major or dominant use of a lot or land parcel.
PRIVATE CLUB AND/OR LODGE. An organization, including fraternal clubs, lodges, social clubs and recreational clubs, catering exclusively to members and their guests; or premises and buildings for recreation or athletic purposes which are not conducted primarily for gain, provided that any vending stands, merchandising or commercial activities are conducted only as required generally for the membership of such club. A sexual encounter center and sexually oriented business which are regulated under § 153.166(C) are specifically excluded from the definition of PRIVATE CLUB AND/OR LODGE.
PROFESSIONAL OFFICE. An office or business conducted by an individual, group or association dealing with medicine, law, accounting, real estate, architecture, engineering, finance or related services.
PUBLIC. Includes any use activity owned and/or operated by federal, state, county or local governmental units.
RECREATION.
(1) MUNICIPAL RECREATION. Developed or undeveloped open spaces and/or structures and facilities which are provided by a governmental body for public use for the purposes of play, amusement or relaxation. Such uses may include sports facilities, parks, assembly buildings, passive areas, gardens and related amenities and activities.
(2) RECREATION, COMMERCIAL INDOOR. Indoor facilities for leisure-time activities that are provided as a business pursuit, including facilities open to the public and those requiring membership; including, but not limited to, indoor theaters, lodges, fraternal organizations, bowling alleys, indoor skating facilities and similar uses and activities.
(3) RECREATION, COMMERCIAL OUTDOOR. Outdoor facilities for leisure-time activities that are provided as a business pursuit, including outdoor facilities open to the public and those requiring membership; including, but not limited to, swimming pools, tennis courts, riding stables, drive-in theaters, golf courses and similar uses and activities.
(4) RECREATION, PRIVATE. Developed or undeveloped open spaces and/or structures and facilities which are provided by individuals or private organizations for the use of specified individuals or groups of individuals sharing common relationships or associations for the purposes of play, amusement or relaxation. Such uses may include sports facilities, parks, assembly buildings, passive areas, gardens and related amenities and activities.
RECREATIONAL VEHICLE. A vehicle primarily designed and utilized as temporary living quarters for temporary camping, recreational camping or travel use, whether self-propelled or mounted on or drawn by another vehicle, and including travel trailers, recreational trailers, camping trailers, truck campers, motor homes and similar types of vehicles. It shall also include house trailers used for such proposes. The term shall not mean or include a mobile home, manufactured home or seasonal dwelling.
RESTAURANT, DRIVE-IN. An establishment where refreshments, meals or prepared foods may be obtained by the public, where customers thereof customarily arrive at the premises via motor vehicle, and where only a portion of the persons served consume the food or drink served to them within the main building on the premises. This definition shall include, inter alia, such enterprises as drive-in ice cream or custard stands, hot or cold drink or sandwich establishments and the like. Where more than 25% of the gross business of any establishment is covered under this definition, such establishment shall be considered a DRIVE-IN RESTAURANT for purposes of this chapter.
RESTAURANT, FULL SERVICE. A restaurant, tea room or similar establishment where customers purchase and consume food or drink on site.
RIGHT-OF-WAY. Land reserved for use as a street, alley, interior walk, or other public purpose and dedicated for public use. For purposes of this chapter, public right-of-way lines shall prevail over private parcel lines that are designated as falling within the public right-of-way. When a lot abuts a right-of-way of a public thoroughfare or alley, all applicable lot area and front, side and rear lot requirements shall be computed from the public right-of-way line.
ROADSIDE STANDS. Stands offering for sale agricultural products grown on the premises.
ROW HOUSE (TOWNHOUSE). A multi-family dwelling structure, consisting of at least three single-family dwelling units that are attached side by side by unpierced party walls.
SCREEN (BUFFER) PLANTING. An arrangement of fencing, walls or vegetative material of sufficient height and density to conceal from view of property owners in adjoining residential districts the structures and uses on the premises on which the screen or buffer planting is located.
SEMINUDE. A state of dress in which clothing covers no more than the genitals, pubic region and areola of the female breast, as well as portions of the body covered by supporting straps and devices.
SERVICE (FILLING) STATION. A building, buildings, premises or portions thereof, which are used for the sale of gasoline or other fuel for motor vehicles, as well as minor automobile repair and servicing.
SETBACK. The minimum distance that a structure can be located from a right-of-way or property line or another structure, thereby creating a required open space on a lot.
SEXUAL ENCOUNTER CENTER. A business, commercial enterprise or adult club, whether or not for profit, that, as one of its primary business purposes, offers for any form of consideration:
(1) Physical contact in the form of wrestling or tumbling between persons of the same or opposite sex; and
(2) Activities between persons of the same or opposite sex when one or more of the persons is in a state of nudity or seminude.
SEXUALLY ORIENTED BUSINESS. An adult arcade, adult bookstore or adult video store, adult cabaret, adult club, adult motel, adult motion-picture theater, adult theater, escort agency, nude model studio or sexual encounter center.
SHOPPING CENTER and/or PLANNED SHOPPING AREA. A combination of retail commercial uses on a common contiguous site, designed as a unit, with adequate off-street free parking area, and usually consisting of a series of one-story buildings or an arcade flanked by shops.
SIGNS. Considered as any writing (including letter, word or numeral); pictorial representation (including illustration or decoration); emblem (including device, symbol, trademark, banner or pennant); or any other figure of similar character which is a structure or any part thereof, or is attached to, painted on, or in any other manner represented on a building or other structure and is used to announce, direct attention to, or advertise. The term SIGN shall not apply to a religious symbol, void of lettering, when applied to a place of worship.
SITE PLAN. A plan, to scale, showing uses and structures proposed for a parcel of land that includes lot lines, streets, building sites, buildings, open space and other information.
SPECIAL EXCEPTION. The permission or approval for a land use activity expressly granted by the Zoning Hearing Board, after formal application, in situations where provision therefor is made by the terms of this chapter.
SPECIFIED ANATOMICAL AREAS. The male genitals in a state of sexual arousal and/or the vulva or more intimate parts of the female genitals.
SPECIFIED SEXUAL ACTIVITIES. Includes any of the following:
(1) The fondling or other erotic touching of human genitals, pubic region, buttocks, anus or female breasts;
(2) Sex acts, normal or perverted, actual or simulated, including intercourse, oral copulation or sodomy;
(3) Masturbation, actual or simulated; or
(4) Excretory functions as part of or in connection with any of the activities set forth in divisions (1) through (3) above.
STABLE, COMMERCIAL. An establishment housing horses for hire by the general public, for boarding horses and for other activities normally related to the foregoing.
STORY. The portion of a building included between the surface of any floor and the surface of the floor next above it, or, if there is no floor above it, then the space between the floor and the ceiling next above it.
STREET. A public or private way that affords the principal vehicular or pedestrian means of on-grade access to abutting properties. A STREET may be designated as a highway, thoroughfare, alley, parkway, boulevard, road, avenue, lane, drive, place or other appropriate name.
STREET CLASSIFICATIONS. The following street classifications shall apply to all streets in the township.
(1) ARTERIALS. Carry major movements of traffic within or through the community.
(2) COLLECTORS. Carry the internal traffic movements within the township and connect developed areas with the arterial system. The collector system simultaneously provides abutting property with road access and accommodates local internal traffic movements.
(3) EXPRESSWAY. Limited access freeways that carry through traffic between major urban centers and to and from points outside of a region with no local interference.
(4) LOCAL. Provide access to immediately adjacent land but normally carry a small portion of the total vehicle miles traveled daily.
(5) PRIVATE. Any vehicular way that is not dedicated as a public street.
STREET LINE. The line defining the edge of the legal width of a dedicated street right-of-way.
STRUCTURE. Any human-made object having an ascertainable stationary location on or in land or water, whether or not affixed to the land. STRUCTURES include buildings, sheds and signs.
SUPPLY YARD. A commercial establishment storing or offering for sale building supplies, coal, heavy equipment, feed and grain, and similar goods. SUPPLY YARDS shall not include the wrecking, salvaging, dismantling or storage of automobiles and similar vehicles.
TENT. A portable lodging unit usually made out of skins, canvas, plastic or strong cloth stretched and usually sustained by poles, and is dependent upon separate toilet and lavatory facilities.
TOURIST. One who makes a journey, especially for pleasure.
TOWNSHIP. The Township of Greene.
TRACT. A lot, or contiguous group of lots in single ownership or under single control, and usually considered a unit for purposes of development.
TRUCK TERMINAL. A facility designed to accommodate the service and storage of trucks and which may also provide warehousing activities.
USE. The purpose of the activity for which the land or building thereon is designed, arranged or intended, or for which it is occupied or maintained. The term PERMITTED USE or USE BY RIGHT or its equivalent shall not be deemed to include any nonconforming use; except that such permission shall not supersede any deed restriction, covenant or agreement restricting the use of land, nor any master deed, bylaw or other document applicable to a common interest ownership community.
VARIANCE. A modification of the literal provisions of this chapter which the Zoning Hearing Board is permitted to grant when strict enforcement of said provisions would cause undue hardship owing to circumstances unique to the individual property on which the VARIANCE is sought.
VEHICLE SALES AND SERVICES. Facilities for the sale and service of vehicles; includes used car and truck dealers, factory authorized car and truck dealers, mobile home dealers, self-propelled or towed recreational vehicle dealers, farm or construction equipment dealers, or any similar automotive related dealers.
VENTILATING SHAFTS. A coal mine adjunct operation consisting of a structure and appurtenant facilities to permit the introduction and removal of air and other gases from underground coal mines.
VETERINARY CLINIC. An establishment that provides for the treatment and prevention of diseases and injuries in domestic animals together with related boarding of said animals.
WAREHOUSE, MINI. A building or portion thereof designed and used for storing personal property of an individual or family separate from their residential site. This shall not include the storage of any merchandise, stock, furnishings or vehicles of a business or commercial activity of any kind.
WASTE RECYCLING CENTER. A separation, collection and processing operation for handling and recycling of nonhazardous materials, including functions and activities related thereto, consistent with § 153.166(B) of this chapter and all applicable federal and state statutes, regulations and directives.
YARD. A space on the same lot with a principal structure, open, unoccupied and unobstructed by structures, except as may be otherwise provided in this chapter.
(1) YARD, FRONT. A yard extending across the full width of the lot, unoccupied other than by steps, walks, terraces, driveways, lamp posts and similar improvements, the depth of which is the least distance between the front lot at the right-of-way line and the building line.
(2) YARD, REAR. A yard extending across the full width of the lot between the rear of the principal building and the rear lot line, unoccupied other than by steps, walks, terraces, driveways, lamp posts and similar improvements.
(3) YARD, SIDE. A yard between the principal structure and the side lot line, extending from the front yard, or from the front line where no front yard is required, to the rear yard. The width of the required SIDE YARD is measured horizontally, at 90 degrees with the side lot line, from the nearest part of the principal building.
ZONING HEARING BOARD. The Board appointed by the Township Supervisors and assigned the duties of judging various appeals and variance requests of persons aggrieved by the interpretation of this chapter, and further, assigned to consider the qualification of special exceptions under the terms and conditions specified in this chapter.
ZONING MAP. The official zoning map or maps of the township which are part of this chapter, together with all amendments subsequently adopted. Said maps are on file in the township offices.
ZONING OFFICER. The individual (or individuals) duly appointed as the Code Enforcement Officer by the Township Board of Supervisors to be the administrator of the provisions contained in this chapter.
ZONING PERMIT. A statement signed by the Zoning Officer indicating that the application for permission to construct or alter is approved and in accordance with the requirements and terms of this chapter.
(2003 Code, § 170-6) (Ord. 2-93, passed 5-4-1993; Ord. 2-98, passed 8-4-1998; Ord. 3-98, passed 10-6-1998; Ord. 3-99, passed 11-11-1999; Ord. 1-2003, passed 6-3-2003; Ord. 1-2004, passed 6-7-2004; Ord. 1-2009, passed 1-22-2009; Ord. 2-2009, passed 2-1-2010; Ord. 1-2011, passed 3-7-2011; Ord. 7-2016, passed 9-6-2016; Ord. 8-2016, passed 9-6-2016)