eCode360® MapLink | Land Uses

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Accessory structures A structure clearly incidental and subordinate to, and customarily in connection with, and located on the same lot, piece or parcel of land as, the principal structure.
Accessory uses A use clearly incidental and subordinate to, and customarily in connection with, and located on the same lot, piece or parcel of land as, the prinicipal use.
Adult use Adult bookstore, adult movie theater, adult massage parlor or adult live entertainment facility. These terms shall each be distinct types of adult uses as defined herein.
A. Adult use, bookstore -- A use that has over 10% of the total floor area occupied by items for sale and/or rent that are books, films, newspapers, magazines, DVDs, videotapes or other recorded format; coin- or token-operated films, videotapes or other recorded format; paraphernalia, novelties or other materials and/or media which are distinguished or characterized by a clear emphasis on matter depicting, displaying, describing or relating to specified sexual activities. This shall include but not be limited to materials that would be illegal to sell to persons under age 18 under state law. If such items are within a separate room, then the ten-percent standard shall apply to the floor area of such room.
B. Adult use, live entertainment facility -- A use including live entertainment involving both Subsections (1) and (2) below:
(1) One or more adults in the facility (which may include, but not be limited to, waiters, waitresses, dancers, clerk, bartenders, contractors or others) who are:
(a) Displaying uncovered male or female genitals or nude or almost nude female breasts; or
(b) Engaging in simulated or actual "adult use, specified sexual activities" or repetitive contact between the genital areas of two or more adults or between the anal and genital areas of two or more adults; and
(2) Which is related to an entrance charge, cover charge, tips or other monetary compensation paid by the spectators, patrons and/or customers to the person or entity operating the use or to persons involved in such activity.
C. Adult use, massage parlor -- An establishment involving massages given between adults for consideration. For therapeutic massages, see "health spa."
D. Adult use, movie theater -- An establishment, where for any form of consideration, films, motion pictures, video cassettes, slides, DVDs or similar photographic reproductions are shown, in which a substantial portion of the total presentation time is devoted to the showing of material characterized by an emphasis on the depiction or description of specified sexual activities.
E. Adult use, specified sexual activities -- As used herein:
(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 herein.
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Agriculture, general The cultivation of the soil and the raising and harvesting of the products of the soil, including but not limited to, the "nursery" use, and also including the "livestock, keeping of" use which includes the housing, grazing or breeding of livestock, birds or fowl; the "agriculture, general" use does not include large enterprises operating specifically to provide agricultural, agronomical, horticultural, silvicultural and/or aquacultural products and/or commodities for market.
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Agriculture, intensive The commercial production of agricultural, agronomic, horticultural, silvicultural and/or aquacultural crops and/or commodities for market.
Agriculture, retail A seasonal selling or offering for sale at retail by vendors, who have home-grown vegetables, produce, flowers that they are offering for sale, or who have themselves prepared homemade commodities (i.e., jams, jellies, canned pickles) that are being offered for retail sale, occurring in a predesignated area.
Airport Any area of land or water designed and set aside for the landing and takeoff of aircraft, including all necessary passenger and cargo facilities, fueling, maintenance, repair, storage and emergency services facilities.
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Bed-and-breakfast A dwelling occupied by the bed-and-breakfast business owner, where no more than eight bed-and-breakfast units are rented to overnight guests on a nightly basis for periods of not more than 30 days. Breakfast or brunch for overnight guests is the only meal that may be provided.
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Building material sales Facilities and buildings designed for the sale of building materials, including, but not limited to lumber, tools, paints and other building supplies.
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Bus maintenance/storage yard An area designed for the parking of buses as well as facilities and buildings for the maintenance and repair of same.
Bus shelter Structure to provide protection from adverse weather conditions while awaiting the arrival of public/school transportation.
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Business park An area organized and laid out in accordance with an overall plan for a community of businesses, including the servicing of these businesses, and designed to insure compatibility between the business operations in the park and the surrounding area through such devices as landscaping, architectural control setbacks, and use requirements.
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Cemetery A graveyard or burial place. A place or area set apart for interment of the dead. This term includes not only lots or columbarium for depositing the bodies and/or remains of the dead, but also avenues, walks and grounds for shrubbery and ornamental purposes as well as structures required for the maintenance thereof. 
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Communications antenna/tower and communications equipment building Communications antenna/tower -- A guyed, monopole or lattice tower, constructed as a freestanding structure or in association with a communications equipment building, other permanent structure or equipment, containing one or more antennas intended for transmitting and/or receiving television, AM/FM radio, digital, microwave, cellular, telephone or other similar forms of electronic communication. The term includes, but is not limited to, radio and television transmission towers, personal communications service towers (PCS), microwave towers, cellular telephone towers, alternative tower structures and the like. This definition does not include any structure erected solely for a residential, noncommercial individual use, such as television antennas, satellite dishes or amateur radio antennas. 

Communications equipment building -- An unmanned building or cabinet containing communications equipment required for the operation of a communications antenna/tower.
Community center An educational, social, cultural or other similar facility, operated by a public or nonprofit group or agency.
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Conservation development A subdivision and/or land development that allows flexible development of areas with sensitive natural features in such a way as to: avoid severe soil erosion and sedimentation; avoid severely increased stormwater flows and velocity; steer development to those areas that are more physically suited for it; avoid construction of steep roads that are difficult, time-consuming, and expensive to maintain; avoid increased use of steep roads and driveways that are dangerous to drive upon in inclement weather; conserve forested areas that are an important part of the ecological cycle, providing for groundwater recharge, air pollution reduction and wildlife habitats; reduce construction costs; allow each property owner a reasonable use of his or her land, related directly to the natural features and location and accessibility of the land; provide for the preservation of significant areas of preserved open space; and recognize that groundwater supplies and the ability of the ground to treat wastewater are limited.
Convenience store and/or gas station Convenience store -- A retail store with less than 5,000 square feet that sells groceries, beverages and other household supplies and may also sell gasoline; does not include automotive service stations or vehicle repair shops; it is designed to attract a large volume of stop-and-go traffic.

Gas station -- A building or lot or part thereof selling gasoline or other equivalent fuel to motor vehicles at retail, dispensed directly into vehicles from pumps, where no repairs are conducted, except work that may be conducted that is closely similar in character to the following: sale and installation of oil, lubricants, batteries and belts and similar accessories, and safety and emissions inspection, and sale of prepackaged propane. These may include a convenience store. A business that maintains an accessory use providing motor fuel only for use by vehicles operated by that business shall not, by itself, be considered to be a gas station.
Data center A facility used to house computer systems and associated components, such as, but not limited to, telecommunications and storage systems. It generally includes redundant or backup power supplies, redundant data communications connections, environmental controls (e.g., air conditioning, fire suppression) and special security devices.
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Day-care center, exempt premises Any dwelling or building, or portion thereof, including any on-site outdoor play or recreation area, which provides care for children or adults, as further defined below.
A. Day-care center, child -- The state-licensed premises in which care is provided at any one time for seven or more children unrelated to the operator, in accordance with state law, as amended.
B. Day care, family child -- A state-licensed home other than the child's own home, operated for profit or not-for-profit, in which child day care is provided at any one time to four, five or six children unrelated to the operator, in accordance with state law, as amended.
C. Day care, group child -- The state-licensed premises in which care is provided at one time for more than six but fewer than 16 older school-age children or more than six but fewer than 13 children of another age level who are unrelated to the operator, in accordance with state law, as amended. The term includes a facility located in a residence or another premises.
D. Day care, older adult daily living center -- The state-licensed premises operated for profit or not-for-profit in which older adult daily living services are simultaneously provided for part of a twenty-four-hour day for four or more clients who are not relatives of the operator, in accordance with state law, as amended.
E. Exempt premises. The following exemptions apply:
(1) The temporary or occasional care of three or fewer children or adults not related to the person giving care which takes place at the home of the person giving care.
(2) The temporary or occasional care of three or fewer children or adults at a dwelling unit customarily and regularly occupied by the children or adults as their residence.
Day-care center, state-licensed facilities Any dwelling or building, or portion thereof, including any on-site outdoor play or recreation area, which provides care for children or adults, as further defined below.
A. Day-care center, child -- The state-licensed premises in which care is provided at any one time for seven or more children unrelated to the operator, in accordance with state law, as amended.
B. Day care, family child -- A state-licensed home other than the child's own home, operated for profit or not-for-profit, in which child day care is provided at any one time to four, five or six children unrelated to the operator, in accordance with state law, as amended.
C. Day care, group child -- The state-licensed premises in which care is provided at one time for more than six but fewer than 16 older school-age children or more than six but fewer than 13 children of another age level who are unrelated to the operator, in accordance with state law, as amended. The term includes a facility located in a residence or another premises.
D. Day care, older adult daily -- The state-licensed premises operated for profit or not-for-profit in which older adult daily living services are simultaneously provided for part of a twenty-four-hour day for four or more clients who are not relatives of the operator, in accordance with state law, as amended.
Detention facility Publicly or privately operated facility housing persons awaiting trial or persons serving a sentence after being found guilty of a criminal offense. Such facilities include an adult detention center, juvenile delinquency center and/or detention center, jail or prison but do not include temporary holding cells or sally ports.
Drive-in business An establishment that, by design of physical facilities or by service or packaging procedures, encourages or permits customers to receive a service, obtain a product or be entertained while remaining in a motor vehicle. Accessory services provided for customers which do not require the direct assistance of personnel of the establishment outside of the confines of the building (e.g., self-service gasoline pumps, vending machines, automatic teller machines, etc.) shall not be encompassed in this definition.
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Dwelling, accessory apartment A second dwelling unit either in or added to an existing single-family detached dwelling, or in a separate accessory structure on the same lot as the principal dwelling unit, which shall only be occupied by a relative of the owner-occupant of the principal dwelling unit, except when said unit is in a TND project.
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Dwelling, apartment complex One or more dwelling units within a building that do not meet the definition of a single-family detached dwelling, twin dwelling, duplex or townhouse/rowhouse. The individual dwelling units may be leased or sold for condominium ownership.
Dwelling, boardinghouse A residential structure in which room(s) that do not meet the definition of a lawful dwelling unit are rented for habitation by more than the maximum permitted unrelated persons for a standard dwelling unit; may also be referred to as a "rooming house" or "lodging house." A boardinghouse shall not include a use that meets the definition of a hotel/motel/inn, dormitory, life-care center, personal care center, bed-and-breakfast, group home or nursing home. A college fraternity/sorority house used as a residence shall be considered a type of boardinghouse. Emergency, temporary or permanent homeless shelters may be considered a type of boardinghouse. A boardinghouse may either involve or not involve the providing of meals to residents but shall not include a restaurant open to the public unless it meets the requirements for a restaurant.
Dwelling, dormitory A structure used primarily as a residence for multiple persons not related by blood or marriage. A dormitory shall include but not be limited to housing for students, fraternities, and sororities and also all other structures occupied by groups of persons unrelated by blood or marriage sharing a dwelling as their primary permanent residence. Dormitories shall not include boardinghouses, nursing homes, group homes or any housing arrangement where a group of persons unrelated by blood or marriage live together as a family.
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Dwelling, duplex A structure with two dwelling units whereby one dwelling unit accommodating one family is attached to but completely separated by a vertical, unpierced, fire-resistant wall to only one additional dwelling unit. One side yard, a rear yard and a front yard shall be adjacent to each dwelling unit. Each unit may or may not be on a separate lot from the attached dwelling unit. 
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Dwelling, group home A dwelling unit operated by a responsible individual, family or organization with a program to provide a supportive living arrangement for individuals where special care is needed by the persons served due to age or emotional, mental, developmental or physical disability. This definition shall expressly include facilities for the supervised care of persons with disabilities subject to protection under the Federal Fair Housing Act, as amended. Group homes shall be subject to the same limitations and regulations by the Township as the type of dwelling unit they occupy.
(1) It is the express intent of the Township to comply with all provisions of the Federal Fair Housing Act, as amended, and regulations promulgated thereunder, in the construction of this term.
(2) A group home shall not include a treatment center.
(3) Emergency, temporary or permanent homeless shelters may be considered a type of group home.
Note: The Federal Fair Housing Act defines "handicap" as follows: "1) a physical or mental impairment which substantially limits one or more of such person's major life activities, 2) a record of having such an impairment, or 3) being regarded as having such an impairment, but such term does not include current, illegal use of or addiction to a controlled substance as defined in Section 802 of Title 21." This definition was subsequently adjusted by Section 512 of the Americans with Disabilities Act to address certain situations related to substance abuse treatment.
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Dwelling, mobile/manufactured home A type of single-family detached dwelling that meets all of the following requirements: is transportable in a single piece or two substantial pieces designed to be joined into one integral unit capable of again being separated for transport; is designed for permanent occupancy; arrives at a site complete and ready for occupancy except for minor and incidental unpacking and assembly operations; is constructed so that it may be used with or without a permanent foundation; and is not a recreation vehicle. The terms "mobile home" and "manufactured home" have the same meaning. 
Dwelling, residential conversion The conversion of an existing residential building into two or more dwelling units or a nonresidential building into one or more dwelling units that may still contain the original nonresidential use.
Dwelling, single-family detached A detached building designed for and occupied exclusively by one family, except for a mobile/manufactured home, as defined herein.
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Dwelling, townhouse or rowhouse One dwelling unit that is attached to two or more dwelling units, and with each dwelling unit being completely separated from and attached to each other by unpierced, vertical, fire-resistant walls. Each dwelling unit shall have its own outside access. Side yards shall be adjacent to each end unit. 
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Dwelling, twin dwelling unit A structure with two dwelling units whereby one dwelling unit accommodating one family is attached to but completely separated by a horizontal, unpierced, fire-resistant wall to only one additional dwelling unit. Open yard areas shall be on all sides of the duplex dwelling unit. The structure is generally on a single lot.
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Emergency service facilities Facilities operated by public agencies, including emergency service facilities, fire stations, other fire prevention and fire-fighting facilities, police and sheriff substations and headquarters, including interim incarceration facilities.
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Essential services/utilities Includes the provision of gas, electrical, communication, telephone, sewer, waste material, water, public safety and other similar services. The facilities required to provide such services shall consist of:
A. Limited facilities, including equipment such as poles, towers, wires, drains, sewers, pipes, conduits, cables, police call boxes, traffic signals, hydrants and other similar equipment which does not require enclosure within a building or which can be constructed within a public right-of-way. Such facilities shall not be considered a conditional use.
B. Major facilities, including equipment which requires enclosure within a building or construction of its own site such as gas storage areas, recycling collection stations, solid waste substations, substations, telephone exchanges, wastewater treatment facilities and wastewater pumping stations, water wells, water storage and water treatment facilities. Such facilities shall be considered a conditional use, unless said use is specifically addressed elsewhere in this chapter.
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Extractive operation, sand and gravel pit, asphalt/concrete facility A use involving on-site extraction of surface mineral products or natural resources. Extraction is limited to stone quarries, top soil borrow pits and sand and gravel operations, as well as the manufacture of asphalt and concrete.
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Forestry The management of forests and timberlands, when practiced in accordance with accepted silvicultural principles, through developing, cultivating, harvesting, transporting and selling trees for commercial purposes, which does not involve any land development.
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Fuel storage and distribution A facility for the storage of fuels or other volatile products and for their distribution to retail sales facilities or other bulk purchasers, regardless of ownership.
Funeral home A building devoted to the care, embalming and holding of services for the dead, including the sale of funeral equipment as an accessory activity.
Gaming/gambling establishment An establishment that includes any and all gaming uses, including, but not limited to, casinos, off-track betting establishments and other similar activities, whether or not including a restaurant, nightclub, hotel, bar or similar use, in accordance with state law, but excluding state lottery programs, and betting under the small games of chance provisions of Pennsylvania law. 
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Golf course A tract of land laid out with at least nine holes for playing a game of golf and improved with tees, greens, fairways and hazards. A golf course may include a clubhouse, restrooms, driving range and shelters as accessory uses.
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Health spa Any establishment or business commonly known as health clubs, health spa, fitness studio providing health and nutritional education, fitness center, physical awareness, massage services, not including adult massage services, manicures, pedicures and other related services.
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Helipad or heliport Helipad -- A facility without the logistical support provided by a heliport where helicopters take off and land. Helipads do not include facilities for maintenance, repair, fueling or storage of helicopters.
Heliport -- Any landing area used for the takeoff and landing of helicopters, including all necessary passenger and cargo facilities, fueling, maintenance, repair, storage and emergency services facilities. See also "helipad."
Homeless shelter, permanent A facility providing, on a nonprofit basis, and without charge, temporary lodging, with or without meals, to indigent, needy, homeless or transient persons; may also provide ancillary services such as, but not limited to, counseling and vocational training. 
Homeless shelter, temporary
The temporary use of a facility providing, on a nonprofit basis, and without charge, single-night, temporary lodging, with or without meals, for people with no ordinary or regular home or residence address, such as cold night shelter. Temporary shelters shall operate no more than a total of 30 days per year, a year being the period from July 1 through June 30. A temporary overnight shelter shall only be used as an accessory use to a church or nonprofit agency that has been established for a period of at least 12 consecutive months and where specifically permitted in this chapter and shall meet the following requirements:
(1) Any temporary overnight shelter for the homeless shall comply fully with the requirements of applicable state, county and Township codes, ordinances and regulations; and 
(2) Any temporary overnight shelter for the homeless shall be contained within the structure of, and operated by, a not-for-profit corporation or charitable organization. 
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Hotel/motel/inn A building in which lodging, with or without meals, is provided and offered to the public for compensation, and which is open to transient guests, usually with access to units primarily from interior lobbies, courts or halls, and is not a rooming house or boardinghouse.
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Junkyard Land or structure used in whole or in part for the collection, storage, dismantling, processing and/or sale of junk.
Kennel, private, non-state-licensed The keeping, breeding, raising, showing or training of six or more dogs, cats or other household pets over six months of age for personal enjoyment of the owner or occupants of the property, and for which commercial gain is not the primary objective. Kennels covered by this definition must be constructed and operated in accordance with the Canine Health Board Standards for Commercial Kennels, as established by the commonwealth, as may be amended from time to time.
Kennel, state-licensed Any facility where 26 or more dogs or similar domestic animals are kept or transferred in a calendar year and which requires a kennel license, all as defined by PA Act 119 of 2008,  as may be amended from time to time. Kennel types, as defined by PA Act 119 of 2008, include private kennels, pet shop kennels, dealer kennels, rescue network kennels, research kennels, boarding kennels, nonprofit kennels and commercial kennels, all as defined by PA Act 119 of 2008, as may be amended from time to time.
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Landfill, sanitary An engineered burial facility for the disposal of solid waste which is so located, designed, constructed and operated, in accordance with all state and federal regulations, to contain and isolate the solid waste so that it does not pose a substantial present or potential hazard to human health or the environment.
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Library or museum A public, nonprofit facility in which literary, musical, artistic or reference materials such as but not limited to books, manuscripts, computers, recordings or films are kept for use by or loaning to patrons of the facility, but are not normally offered for sale.
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Life-care facility A planned development designed for the elderly and/or disabled persons, which may include congregate residences, and/or full health and continuing care nursing home facilities. A life-care facility may also include accessory uses such as a community center, personal service shops, recreation areas and common open spaces, and the life-care facility and accessory facilities shall be designed and used to serve its residents and guests only. This definition also includes "personal care center" and "assisted living facility." Life-care facilities do not include group homes.
Manufactured home park A contiguous parcel of land which has been developed for the placement of manufactured homes and is owned by an individual, firm, trust, partnership, public or private association or corporation.
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Manufacturing The mechanical or chemical transformation of materials or substances into new products, including the blending of materials, such as lubricating oils, plastics, resins or liquors.
Manufacturing, light An establishment engaged in the indoor manufacturing, assembly, fabrication, packaging or other industrial process of finished parts or products, primarily from previously prepared materials, or the indoor provision of industrial services, where there are few external effects across property lines. This term includes, but is not limited to, a business engaged in the processing, fabrication, assembly, treatment or packaging of food, textile, leather, wood, paper, chemical, plastic or metal products, but does not include basic industrial processing from raw materials.
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Medical facilities The term includes health care clinics, hospitals, hospital complexes, medical offices and surgery centers, as may be defined herein.
Municipal service facility Activities and structures designed to generally provide services typically rendered by municipal governments, such as, but not limited to, road maintenance, police protection, planning, zoning and subdivision-related review services.