Concord Township City Zoning Code
ARTICLE I
Purpose, Objectives and Definitions
§ 210-1 Purpose.
This chapter is enacted in accordance with the provisions of the Pennsylvania Municipalities Planning Code, 53 P.S. §§ 10601 through 10619, and is intended, by its various provisions, to permit, prohibit, regulate, restrict and determine:
A.
Uses of land, watercourses and other bodies of water.
B.
Size, height, bulk, location, erection, construction, repair, maintenance, alteration, razing, removal and use of structures.
C.
Areas and dimensions of land and bodies of water to be occupied by uses and structures, as well as areas, courts, yards and other open spaces and distances to be left unoccupied by uses and structures.
D.
Density of population and intensity of use.
§ 210-2 Objectives.
[Amended 2-6-2001 by Ord. No. 256]
This chapter shall serve as an instrument for guiding and regulating the orderly growth, development and redevelopment of the Township in accordance with the adopted Comprehensive Plan of Concord Township, as from time to time amended, which contains the long-term goals, objectives, principles, standards, and implementation strategies deemed beneficial to the interest and welfare of the Township, the objectives being as follow:
A.
To promote growth management through:
(1)
A balance of residential and nonresidential development;
(2)
An interconnected network of open spaces, recreational areas, and pathways;
(3)
Mixed-use development within tracts that have direct access to Routes 1, 202, and 322;
(4)
A more fluid flow of vehicular traffic within the Township and across its borders;
(5)
A municipal services center in the central portion of the Township;
(6)
A redefinition of the Concordville area to create a village center near the intersection of Routes 322 and 1; and
(7)
Neighborhoods that are compact and walkable.
B.
To conserve environmental resources by:
(1)
Striking a balance between the conservation and development of the natural landscape through the protection of environmental resources and the preservation of open spaces;
(2)
Coordinating and maintaining a functional open space network consisting of parkland, trails, agricultural lands, floodplains, wetlands, and woodlands; and
(3)
Preserving prime agricultural land, woodlands, areas of steep slope, and the stream valleys.
C.
To protect historic and cultural resources by:
(1)
Protecting historic and cultural resources in order to maintain the Township's heritage;
(2)
Encouraging the preservation of historic buildings and their surroundings;
(3)
Promoting agricultural land preservation in order to maintain the scenic character of the Township; and
(4)
Creating a Concordville Village District that would include historic structures along Concord Road and Route 1 as significant elements of its identity.
H.
To enhance community facilities by:
(1)
Expanding the system of parks, trails and sidewalks.
(2)
Promoting both active and passive outdoor recreation and indoor recreation activities for persons of all ages and abilities;
(3)
Continuing to provide services related to public health, safety, and education; and
(4)
Developing a municipal services center focused at the Municipal Building and school district properties, and the Kids' Dream Playground.
§ 210-3 Word usage.
[Amended 12-15-1998 by Ord. No. 231]
For the purposes of this chapter, words and terms used herein shall be interpreted as follows:
A.
Words used in the present tense include the future.
B.
The singular includes the plural.
C.
The plural includes the singular.
D.
The word "person" includes a corporation, unincorporated association or a partnership as well as the individual.
E.
The word "lot" includes the word "plot" or "parcel," "tract" or "site."
F.
The term "shall" is always mandatory.
G.
The word "building" includes the word "structure" and shall be construed as if followed by the phrase "or part thereof."
H.
The word "Commission" and the words "Planning Commission" always mean the Concord Township Planning Commission.
I.
The word "street" means a way for vehicular traffic, whether designated as a court, boulevard, avenue, expressway, cul-de-sac, highway, lane and road, or however otherwise designated.
J.
The word "Board" and the words "Board of Supervisors" shall mean the Township Council of Concord Township. In legislation adopted after January 2017, the governing board shall be referred to as the "Council" or "Township Council."
[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I)]
K.
The word "watercourse" includes channel, creek, ditch, drain, dry run, swale, spring and stream.
L.
The words "County Planning Commission" shall always mean the Planning Commission of the County of Delaware.
M.
The word "Township" shall always mean Concord Township.
§ 210-4 Definitions.
[Amended 1-4-1988 by Ord. No. 157; 6-4-1991 by Ord. No. 180; 3-4-1997 by Ord. No. 210; 1-5-1998 by Ord. No. 221; 10-13-1998 by Ord. No. 225; 12-15-1998 by Ord. No. 231]
A. ABANDONMENT ABUTTING OWNER ACCESSORY BUILDING ACCESSORY STRUCTURE ACCESSORY USE ACCESSWAY ACTIVE ADULT COMMUNITY ACTIVE RECREATION USE/ACTIVE RECREATION(1) (2) ADVERTISING VEHICLE AGRICULTURE (or AGRICULTURAL USE) ALTERATION(1) (2) (3) (4) (5) (6) ANIMAL KENNELS ANTENNA ANTENNA HEIGHT ANTENNA SUPPORT STRUCTURE ANTIQUE MALL ANTIQUE VEHICLE APARTMENT APARTMENT HOUSE APPLICANT ASSISTED LIVING FACILITY ATTACHED AUCTION HOUSE AUTOMATED TELLER MACHINE (ATM) AVERAGE GROSS RESIDENTIAL DENSITY BASEMENT BED-AND-BREAKFAST HOMESTAY BERM BILLBOARD BROADCASTING STUDIO BUFFER(1) (2) (3) BUFFER PLANTING STRIP BUILDABLE AREA(S) (BUILDING ENVELOPE) BUILDING BUILDING AREA BUILDING COVERAGE BUILDING ENVELOPE BUILDING LINE BUILDING SETBACK LINE BUILDING SETBACK LINE: FRONT YARD BUILDING SETBACK LINE BUILDING SETBACK LINE: REAR YARD BUILDING SETBACK LINE BUILDING SETBACK LINE: SIDE YARD BUILDING SETBACK LINE BUILD-TO LINE BULK CALIPER CARTWAY CAR WASH CELLAR CELLULAR TELECOMMUNICATIONS FACILITY CEMETERY CENTER LINE OF STREET OR ROAD CERTIFIED HISTORIC DISTRICT CERTIFIED HISTORIC STRUCTURE CHARITABLE USE CINEMA, RADIO AND TELEVISION STATIONS OR STUDIOS CLINIC CLUB or LODGE CLUB, RECREATIONAL CLUB, SOCIAL CLUSTER DEVELOPMENT(1) (2) COMMERCIAL DROP-OFF AND PICKUP BOXES COMMERCIAL EDUCATION OR INSTRUCTION COMMERCIAL GREENHOUSE OR NURSERY COMMON OPEN SPACE COMMON PARKING COMMUNITY CENTER COMMUNITY FACILITIES COMMUNITY SEWAGE DISPOSAL SYSTEM COMMUNITY WATER SUPPLY SYSTEM COMPREHENSIVE PLAN CONCORD TOWNSHIP HISTORICAL COMMISSION CONDITIONAL USE CONDOMINIUM(1) (2) CONSUMER FIREWORKS CONTINUING CARE RETIREMENT COMMUNITY (CCRC)(1) (2) (3) (4) CONTINUING CARE RETIREMENT FACILITY CONTINUOUS VISUAL BUFFER CONTRACTOR'S SHOP CONTRIBUTING RESOURCE(S) CONVENIENCE STORE or MINI-MARKET CUL-DE-SAC CULTURAL USE DAY CARE DAY-CARE CENTER DECK DEMOLITION DEMOLITION BY NEGLECT DENSITY DETACHED DETERMINATION OF ELIGIBILITY (DOE) DEVELOPER DEVELOPMENT PLAN DIAMETER AT BREAST HEIGHT (DBH) DISTRICT DRIVEWAY DRIVEWAY SHARED DWELLING DWELLING, APARTMENT DWELLING, APARTMENT HOUSE DWELLING, CONDOMINIUM DWELLING, GARDEN-TYPE APARTMENT HOUSE DWELLING, MULTIFAMILY or DWELLING, MULTIFAMILY APARTMENT DWELLING, SINGLE-FAMILY ATTACHED DWELLING, SINGLE-FAMILY DETACHED DWELLING, SINGLE-FAMILY DETACHED MOBILE HOME DWELLING, SINGLE-FAMILY RESIDENCE WITH AN ACCESSORY APARTMENT DWELLING, SINGLE-FAMILY SEMIDETACHED DWELLING UNIT EASEMENT EDUCATIONAL INSTITUTION EMERGENCY SERVICE FACILITY ENLARGEMENT FACADE FAMILY FAMILY ENTERTAINMENT CENTER FENCE FESTOONS FILL FINISHED GRADE FIRE LANE FLAGS FLEA MARKET FLEX SPACE FLOOD FLOODPLAIN FLOODPLAIN AREA, IDENTIFIED FLOODWAY FLOOR AREA(1) (2) (3) (4) (5) (6) FLOOR AREA, GROSS FLOOR AREA, NET FOREST FORESTED AREAS FORESTRY FRONTAGE FRONTAGE BUILDING FRONT YARD FUNERAL HOME GARAGE, PRIVATE GARAGE, PUBLIC GARAGE, STORAGE GARDEN-TYPE APARTMENT HOUSE GOVERNMENTAL BUILDING GREEN GROSS DENSITY GROUP HOME GUEST HALF STORY HEALTH CENTER HEIGHT HELIPORT HELISTOP HISTORIC RESOURCE(S) HISTORIC RESOURCES MAP HISTORIC STRUCTURE(1) (2) (3) (4) HOME OCCUPATION(1) (2) (a) (b) (c) (d) (e) (f) (g) (h) (i) (j) (k) (l) (3) (a) (b) (c) (d) (e) (f) (g) HOMEOWNERS' ASSOCIATION HOME PROFESSIONAL OFFICE OR STUDIO HORTICULTURE HOSPITAL HOTEL, MOTEL or INN IMPERVIOUS SURFACE IMPROVEMENTS INDEPENDENT LIVING FACILITY INDOOR ENTERTAINMENT FACILITY INDOOR PLACE OF AMUSEMENT OR RECREATION LAKES and PONDS LAND DEVELOPMENT(1) (a) (b) (2) LAND DEVELOPMENT PLAN LANDOWNER LANDSCAPE ARCHITECT LANDSCAPED AREA or LANDSCAPED BUFFER LANDSCAPING LAND SITE LIVESTOCK LIVE-WORK UNIT LIVING ACCOMMODATIONS FOR CARETAKERS LOADING SPACE, OFF-STREET LOT LOT (MOBILE HOME) LOT AREA(1) (a) (b) (c) (d) (e) (f) (g) (h) (2) LOT AREA, NET LOT, CORNER LOT COVERAGE LOT, INTERIOR LOT LINE LOT LINE, FRONT LOT LINE, REAR LOT LINE, SIDE LOT WIDTH MAIL ORDER STORE, MAIL ORDER HOUSE or MAIL ORDER BUSINESS MANSARD MARQUEE MEDICAL MARIJUANA DISPENSARY FACILITY MEDICAL MARIJUANA GROWER/PROCESSOR MEMORIAL/HISTORICAL PLAQUES MINI MARKET MOBILE HOME MOBILE HOME DEVELOPMENT MOBILE HOME LOT MOBILE HOME PARK MODULAR HOME MOTOR HOME MOTOR VEHICLE PARTS AND ACCESSORIES STORE MOTOR VEHICLE BODY SHOP MOTOR VEHICLE RENTAL AGENCY MOTOR VEHICLE REPAIR SHOP MOTOR VEHICLE SALES AGENCY MOTOR VEHICLE SERVICE STATION MULTIPLE DWELLING OR APARTMENT HOUSE MUNICIPAL ENGINEER MUNICIPAL USE MUNICIPALITIES PLANNING CODE NATIONAL REGISTER CRITERIA NATIONAL REGISTER OF HISTORIC PLACES NET AREA (ACREAGE)(1) (2) (3) (4) NET USABLE FLOOR AREA NEW CONSTRUCTION NONCONFORMING LOT NONCONFORMING STRUCTURE NONCONFORMING USE NONPROFIT HOMEOWNERS' CORPORATION OBJECT ON-LOT SEWAGE DISPOSAL (ON-SITE SEWAGE DISPOSAL) ON-LOT WATER SUPPLY (ON-SITE WATER SUPPLY) OPEN SPACE OPEN SPACE, COMMON OPEN SPACE TRUST OPEN SPACE, USABLE OUTDOOR PLACE OF AMUSEMENT, RECREATION OR ASSEMBLY OUTSIDE STORAGE OWNER PARAPET PARKING SPACE PARKLET PASSIVE RECREATIONAL USE/PASSIVE RECREATION PATIO PERSON PERSONAL CARE FACILITY PLACE OF AMUSEMENT, INDOOR PLACE OF AMUSEMENT, OUTDOOR PLANNED RESIDENTIAL DEVELOPMENT PLANNED SHOPPING CENTER PLANT NURSERY PLANT SALE ESTABLISHMENT PLAT POINT OF PURCHASE DISPLAY PONY POULTRY POWER GENERATION FACILITY PREMISES PRIMARY FRONTAGE STREET PRINCIPAL PERMITTED BUILDING PRINCIPAL PERMITTED USE PRIVATE GARAGE PRIVATE STREET PROFESSIONAL OFFICE PUBLIC GARAGE PUBLIC NOTICE PUBLIC STREET RIGHT-OF-WAY PUBLIC UTILITY PUBLIC WATER SUPPLY SYSTEM (PUBLIC WATER SYSTEM) PUBLIC WAY REAR YARD RECREATIONAL CLUB RECREATIONAL FACILITIES RECREATIONAL USES RECREATIONAL VEHICLE REFUSE COLLECTION CENTERS REGISTERED HISTORIC DISTRICT REHABILITATION RELIGIOUS INSTITUTION RELIGIOUS USE RESIDENTIAL RETIREMENT FACILITY RESTAURANT RESTAURANT, DRIVE-IN SERVICE RESTAURANT, DRIVE-THROUGH SERVICE RESTAURANT, FAST-FOOD RETAIL SERVICE AND REPAIR or PERSONAL SERVICE RETAIL SHOP OR STORE RIGHT-OF-WAY RIGHT-OF-WAY LINE RIPARIAN BUFFER ROAD ROADSIDE STAND SALE OF FARM PRODUCTS SANITARY SEWAGE SANITARY SEWER SANITARY SEWER SYSTEM, PUBLIC SCHOOL SCREEN PLANTING SCREENING SECTION SECTIONAL HOME SEPTIC TANK SEPTIC TANK FILTER FIELD SETBACK LINE SEWAGE SEWERAGE SEWERED AREA SHADE TREE SHRUBS SHOPS OF CRAFTSMEN SIDEWALK SALE SIDE YARD SIGN SIGN, ABANDONED SIGN, ACCESSORY SIGN, ADDRESS SIGN, ANIMATED SIGN, AREA OF SIGN, AWNING SIGN, BANNER SIGN, BENCH SIGN, BILLBOARD SIGN BOX SIGN, CHANGEABLE COPY (AUTOMATIC) SIGN, CHANGEABLE COPY (MANUAL) SIGN, CONSTRUCTION SIGN, DIGITAL SIGN, DIRECTIONAL/INFORMATIONAL SIGN, DOUBLE-FACED SIGN, ELECTRICAL SIGN, FACE OF SIGN, FLASHING SIGN, FREESTANDING SIGN, GOVERNMENT SIGN, GROUND SIGN, HEIGHT OF A SIGN, IDENTIFICATION SIGN, ILLEGAL SIGN, ILLUMINATED SIGN, INCIDENTAL SIGN, MAINTENANCE OF SIGN, MARQUEE SIGN, NAMEPLATE SIGN, NONCONFORMING SIGN, OFF-PREMISES SIGN, ON-PREMISES SIGN, PAINTED WALL SIGN PERMIT SIGN, POLE SIGN, POLITICAL SIGN, PORTABLE SIGN, PROJECTING SIGN, REAL ESTATE SIGN, ROOF SIGN, ROTATING SIGN, SIDEWALK OR SANDWICH SIGN, SNIPE SIGN, SPECIAL EVENT SIGN, SUBDIVISION/DEVELOPMENT SIGN, TEMPORARY SIGN, TIME-AND-TEMPERATURE SIGN, TRESPASSING SIGN, UNDER-CANOPY SIGN, WALL SIGN, WINDOW SINGLE AND SEPARATE OWNERSHIP SINGLE-FAMILY DETACHED DWELLING SINGLE-FAMILY RESIDENCE WITH ACCESSORY APARTMENT SINGLE-FAMILY SEMIDETACHED DWELLING SITE SITE AREA SKILLED NURSING FACILITY SPECIAL EXCEPTION STABLE STABLE, PUBLIC STAGE STEEP SLOPES STORAGE BUILDING, INDOOR STORAGE GARAGE STORM SEWER STORY STREET STREET CLASSIFICATION(1) (2) (3) STREET LINE or ROAD LINE STREET, PRIVATE STREETSCAPE STREET WALL STRUCTURAL ALTERATION STRUCTURE STUDIO SUBDIVISION SUBDIVISION PLAN SURVEY SWIMMING POOL, PRIVATE SWIMMING POOL, PUBLIC OR SEMIPUBLIC TATTOO PARLOR TELECOMMUNICATIONS EQUIPMENT BUILDING TEMPORARY STRUCTURE TEMPORARY USE TOURIST HOUSE/HOME TOWER TOWNHOUSE TOWNSHIP ENGINEER TRACT TRACT AREA TRANSFER OF DEVELOPMENT RIGHTS (TDR) TRAVEL TRAILER TREE MASS TREES ULTIMATE RIGHT-OF-WAY UNDERGROUND STORAGE USE USE AND OCCUPANCY PERMIT (CERTIFICATE OF OCCUPANCY) UTILITIES UTILITY INSTALLATION UTILITY OFFICE VARIANCE VEHICLE PARKING LOT VERY STEEP SLOPES VETERINARY OFFICE VINES WAREHOUSE, WHOLESALE, STORAGE, DISTRIBUTION WATERCOURSE WATER SUPPLY SYSTEMS, CENTRALIZED WATER SUPPLY SYSTEM, PUBLIC WETLANDS WETLANDS MARGIN WHOLESALE BUSINESS ESTABLISHMENT WILDLIFE HABITAT WIND DEVICE WOODLAND AND FOREST YARD YARD, FRONT YARD, INNER COURT YARD, OUTER COURT YARD, REAR YARD, SIDE ZONING OFFICER
Unless otherwise expressly stated, the following words shall, for the purpose of this chapter, have the meanings herein indicated:
The cessation of the use of a property by the owner, with the intention neither of transferring rights of the property to another owner, nor of resuming the use of the property. A use discontinued for a period of one year or more shall be deemed to have been abandoned.
The owner of record of a lot which shares a common boundary to the lot to be subdivided and/or developed or which is contiguous to that section of street on which the subject lot has frontage, i.e., a lot across from the lot to be subdivided and/or developed.
An attached and/or detached building subordinate to the principal permitted building on a lot, and used for purposes customarily incidental to those of the principal permitted building. This definition includes "private garage" for all purposes herein.
[Amended 8-1-2017 by Ord. No. 377]
An attached and/or detached structure located on the same lot with the principal permitted building or structure, but subordinate or incidental to such building or structure.
[Amended 8-1-2017 by Ord. No. 377]
A use conducted on the same lot with the principal permitted use, but subordinate and incidental to such use.
[Amended 8-1-2017 by Ord. No. 377]
A paved surface, other than a street, which provides vehicular or pedestrian access from a street to a lot or parking area, including the area providing for the movement of vehicles around and through designated parking lots. An accessway may be a strip of land which provides access, an easement or a driveway.
A residential development planned, designed and developed with the particular purpose of accommodating and providing for dwelling units and related facilities which provide an environment specifically suited to the needs, wants and desires of active adults, i.e., households whose principal(s) shall be individuals who have attained the age of 45 years. Nothing herein shall be construed to be a violation of the Fair Housing Act, 42 U.S.C. 3601 et seq; 24 CFR parts 100, 103 and 104; the Fair Housing Amendments Act of 1988, 42 U.S.C. 3601 et seq; and the Housing for Older Persons Act of 1995, P.L. No. 104-76, 109 Stat. 787.
Use involving leisure-time activities and/or areas, typically involving:
[Amended 12-22-2015 by Ord. No. 370]
Sports, requiring equipment or occurring at prescribed sites, such as but not limited to fields or courts (e.g., soccer, football, baseball, tennis, basketball, swimming, and the like).
Other cardiovascular pursuits in a less formal setting, such as but not limited to trails (e.g., jogging, cross-country skiing, and the like).
Any motor vehicle or trailer parked on a public right-of-way or on public or private property so as to be visible from a public right-of-way which has attached thereto or located thereon any sign or advertising device for the basic purpose of providing advertisement of products or direction to a business or activity. This limitation does not apply to any form of vehicular signage, such as a sign attached to a bus or lettered on a motor vehicle, which vehicle is not utilized for the basic purpose of providing advertisement or direction as described above.
The cultivating of the soil, the raising of livestock and poultry or the harvesting of the products of the soil, including horticulture and forestry.
Any change in the exterior, facade or structural components of a building; or any change to a building or structure or in a use which would alter its use classification; or any change which would alter the type or method of sewage disposal system. The alteration of a building, structure or use may include the following changes:
A change in the use from one zoning classification to another.
The addition of any use to a building or structure.
Changes to the interior layout or partitions of a building to modify or improve the utility of the premises.
Changes or modifications of the structural members of any building or structure.
Incidental changes to nonstructural parts of a building or structure which relate to a change in use of the building or structure.
Changes in occupancy or alteration of conditions imposed upon the occupancy of a building or premises.
Kennels for the raising and/or boarding of dogs, cats or like animals for commercial purposes.
A device used to collect or transmit telecommunications or radio signals. Examples are panels, microwave dishes and single poles known as "whips."
The vertical distance measured from the base of an antenna support structure at grade to the highest point of the antenna support structure, including any antenna affixed thereto. If the antenna support structure is on a sloped grade, then the average between the highest and lowest grades shall be used in calculating the antenna height.
Any pole, telescoping mast, monopole, tower, tripod or any other structure which supports or has attached to it an antenna or antennas.
A building which is partitioned to provide spaces for the sale of antiques by antique dealers, for items such as clocks, lamps, clothing, rugs, toys, furniture and the like.
Vehicles for which a current antique or classic license plate has been issued by the state and/or is 25 years old or older.
See "dwelling, apartment."
See "dwelling, apartment house."
A landowner or developer, as hereinafter defined, who has filed an application for development, including his heirs, successors and assigns.
A residential facility for the housing and care of elderly and/or frail persons.
An accessory structure, building, carport, or garage is attached when it shares a common roof and one or more structural walls with the principal permitted building.
[Added 8-1-2017 by Ord. No. 377]
A commercial establishment where goods are sold at auction, including space devoted to sales and storage, loading and unloading and parking for employees and for peak auction events.
An accessory use structure which is used for banking activities.
The number of dwelling units per acre in a planned residential community, computed by dividing the number of dwelling units which the applicant proposes to construct by the number of acres in the development, excluding that acreage to be devoted to commercial use or public utility easements (excepting private residential use easements). If the developer is required to dedicate land for sites for schools or other public facilities, such land shall be included in the total land area used in computing maximum permissible average gross density. If such land is not acquired by the appropriate body by the date of the sale or rental of 51% of the dwelling units in the development, then, at the option of the developer, the land may be used for residential purposes, subject to the provisions of Article XII, XIII or XIV.
Any area of the building having its floor subgrade (below ground level) on all sides.
An accessory use to a single-family detached dwelling, where permitted by conditional use in conformity with Article XXVII.
An earthen embankment which serves purposes such as directing the flow of surface water runoff, preventing soil erosion or supporting plant materials to aid in screening.
See "sign, billboard."
A commercial establishment at which radio broadcasting takes place, including office space and sound studio rooms.
An area designed and functioning to separate the elements and uses of land which abut it and to ease the transition between them. Unless otherwise specified, buffers may be included as part of the required setbacks and yard areas. Buffers are divided into three types:
SCREEN BUFFERA buffer comprised of natural and/or man-made material arranged in a certain specified depth, height and density to effectively block the view from one side to another during all seasons of the year and to reduce the transmittal of noise and odors between the sides.
SOFTENING BUFFERA buffer comprised of natural and/or man-made material arranged in a certain specified depth, height and density to ease and soften, but not essentially block, the view from one side to another; and to reduce the transmittal of noise and odors between the sides.
OPEN BUFFERA buffer normally comprised of grass, ground cover and/or possibly other landscaping material having a specified depth, but not necessarily having significant vertical components to achieve a certain height or density, the purpose of which is to achieve adequate spacing and attractive landscaping between two or more actively used areas.
A strip of required yard space not less in width than designated in this Chapter 210, which is landscaped for its full width with plantings such as evergreen and deciduous trees and shrubs and which is permanently maintained. Buffer planting strips shall consist of such plantings as will create an effective screen of sufficient density to provide a continuous visual buffer and shall be of sufficient height to minimize visibility from abutting properties or districts or from a discrete area of a premises.
The area of a lot remaining after the minimum yard and setback requirements of this chapter, Zoning, have been met, within which a principal permitted building shall be located. Such setback requirements include yard setback and setbacks from floodway and floodway fringe areas, and such features as areas of steep slope and very steep slope and easements. Where a buildable area is shown on a plan as extending into a Floodplain Conservation District, or any other area which may involve a conditional use or special exception, those portions of the buildable area extending into any such areas shall be delineated, depicted and otherwise noted on all plans in an accurate and conspicuous manner to disclose the specific uses which may occur in such areas.
A structure having enclosing walls and a roof which is built for the support, shelter or enclosure of persons, animals, chattels, or property of any kind.
The aggregate of the maximum horizontal cross-section areas of the buildings on a lot, excluding cornices, eaves, gutters or chimneys projecting not more than 18 inches, bay windows not extending through more than one story and not projecting more than five feet, one-story open porches projecting not more than 10 feet, steps and balconies.
The percentage of the net lot area covered by the building area.
See "buildable area."
For the purpose of determining the minimum width of a lot, in the case of a normal lot, the straight line parallel to the edge of the right-of-way at a distance therefrom equal to the depth of the front yard required for the district in which the lot is located and, in the case of an interior lot not fronting on a public street for its full width, a line parallel to the property line nearest to the accessway or right-of-way and at a distance from that property line equal to the depth of the front yard required for the district in which the lot is located.
The line within a property defining the required minimum distance between any building to be erected and the adjacent ultimate right-of-way. Such line shall be measured at right angles from the front street ultimate right-of-way line which abuts the property upon which said building is located and shall be parallel to said ultimate right-of-way line.
The line normally parallel to the public or private street right-of-way line at a distance equal to the minimum required depth of the front yard designated for each district. All yards adjacent to a public or private street right-of-way shall normally be considered front yards. However, in the case of an interior lot, such setback line shall coincide with the front lot line as hereinafter defined (see "lot line, front").
The line normally parallel to the front yard street right-of-way line and equal to the minimum depth of the rear yard designated for each district.
The line normally perpendicular to the front yard street right-of-way line and equal to the minimum depth of the side yard designated for each district.
The line at which a principal building is constructed and maintained that provides for a generally uniform placement along the primary frontage street for buildings in the Concordville Village Overlay District.
[Added 5-1-2007 by Ord. No. 310]
The term used to describe the size of buildings or other structures and their relationship to each other, to open areas such as yards and to lot lines. The term may include the size, height and floor area of buildings or other structures and all open areas in yard space relating to buildings and other structures.
The diameter of new deciduous tree plantings measured six inches above the top of the rootball at the base of the trunk of the tree.
[Amended 12-22-2015 by Ord. No. 370]
That area of a road or other street within which vehicles are permitted, including travel lanes, but not including shoulders, curbs, gutters, sidewalks or drainage swales.
A building or portion thereof where automobiles are cleaned, using a conveyor, blower, steam cleaning equipment or other devices.
See "basement."
Consists of the equipment and structures involved in receiving telecommunications or radio signals from a mobile radio communications source and transmitting those signals to a central switching computer which connects the mobile unit with the land-based telephone lines.
An area for the disposal or burial of deceased human beings in a grave beneath the ground and the identification thereof by a grave marker placed flush with the ground.
A line equidistant from and parallel to the street, right-of-way or property lines on each side of the street or road.
A historic district which has been certified for historical significance by the Pennsylvania Historical and Museum Commission in accordance with Act 167, June 13, 1961, P.L. 282, 53 P.S. § 8001. State certification is required prior to national registry.
A building or structure listed in the National Register of Historic Places or located within a registered historic district and certified by the Secretary of the United States Department of the Interior as being of historic significance to the district.
A use by a nonprofit organization that provides essential goods or services such as food, clothing, counseling, aid or assistance beneficial to the general public or to a significant portion of the public for no fee or at a fee which is recognized as being less than that charged by a profit-making organization.
An establishment engaged in transmitting audio and/or visual programs to the public that consists of a studio, transmitter and antennas.
A building which involves a health care use, where patients are admitted for examination and treatment on an outpatient basis by one or more physicians, dentists or other medical personnel, psychologists or social workers and where patients are not lodged overnight.
A group of people organized for a common purpose to pursue common goals, interests or activities and usually characterized by certain membership qualifications, payment of fees and dues, regular meetings and a constitution and bylaws, which is not an adjunct to or operated by or in connection with a public tavern, cafe or other public place.
A nonprofit facility devoted primarily to recreational activities such as golf, tennis or swimming, the use of which is restricted to members and their authorized guests.
A nonprofit facility, the use of which is restricted to members and their authorized guests, such as a veterans', fraternal, social or senior citizens' organization.
A subdivision/land development having the following two characteristics:
The site planning provides for the houses being grouped together on a tract of land in clusters of several houses in such a way that each cluster of houses serves as a module which is set off from others like it by an intervening space that helps give visual definition to each individual group.
The presence of undeveloped land that is held for the common enjoyment of the neighboring residents or, when dedicated to the Township, is available to the community at large.[1]
Portable depository boxes such as Federal Express boxes, newspaper vending machines or other like structures.
An establishment, not a public educational institution, which offers training or instruction related to a commercial use.
A structure in which plants, vegetables, flowers and similar materials are grown for sale.
A parcel or parcels of land, or an area of water or a combination of land and water within a development site, 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.
Any parking area used by three or more dwelling units and having space for six or more motor vehicles.
A nonprofit facility designed to serve local community needs operated by an educational, philanthropic, civic or religious institution.
The services which provide for various community health, education, safety, leisure and like needs and the locations at which these services are provided. Typical community facilities include schools, parks and recreation areas, libraries, hospitals and other health-care facilities, fire protection, police, ambulance and rescue service and postal services.
A system of piping, septic tanks or other facilities serving more than one lot, or more than one building, collecting and disposing of sewage in whole or in part into the soil through septic tank filter fields which is administered and maintained by such organizations as a homeowners' association, community association or other like organization or agency and is in compliance with the prevailing federal, state, county and municipal regulations.
An individual well or series thereof serving more than one lot or more than one building which along with its appurtenant facilities is administered and maintained by such organizations as a homeowners' association, community association or other like organization or agency and is in compliance with the prevailing federal, state and county regulations, as well as those of the Chester Water Authority, United Water of Bethel or any other entity which may have a permitted franchise within the Township.
The Comprehensive Plan of Concord Township dated February 2, 1988, and as may be amended from time to time.
A body, the members of which are appointed by the Township Council, which advises on matters concerning the preservation of historic resources.
A use which, because of its potential for impact on the surrounding neighborhood and the community at large, is permitted only after the Township Council determines, following a recommendation by the Planning Commission, that the applicable standards and criteria stated in this Chapter 210 have been complied with.
Any dwelling unit, regardless of dwelling type, which has all of the following characteristics:
The unit (the interior and associated exterior areas designated for private use in the development plan) is owned by the occupant.
All or a portion of the exterior open space and any community interior spaces are owned and maintained in accordance with the Pennsylvania Uniform Condominium Act of 1980, as amended,[2] and in accordance with the provisions of open space, streets or other development features in this chapter.
Any combustible or explosive composition or any substance or combination of substances (or, except as hereinafter provided, any article prepared for the purpose of producing a visible or an audible effect by combustion, explosion, deflagration or detonation), and shall include blank cartridges and toy cannons in which explosives are used, the type of balloons which require fire underneath to propel the same, firecrackers, torpedoes, skyrockets, Roman candles, aerial fireworks, or other fireworks of like construction, and any fireworks containing any explosive or flammable compound or any tablets or other device containing an explosive substance. The term "consumer fireworks" shall be defined as provided in 27 CFR § 555.11 (relating to meaning of terms).
[Added 5-2-2006 by Ord. No. 302]
A large campus-scale facility (or integrated group of facilities) which has a primary purpose of providing housing and continuing care for people over the age of 62, and which consists of CCRC independent living units, CCRC assisted living facilities, CCRC skilled care nursing facilities and CCRC accessory uses, all as defined below and as regulated by, where applicable, the Pennsylvania Department of Human Services and/or the Pennsylvania Department of Health. For purposes of this chapter, "continuing care" means the provision of lodging, nursing, medical or other health-related services at the same or another location to an individual pursuant to an agreement effective for the life of the individual or for a period greater than one year, including mutually terminable contracts, and in consideration of the payment of an entrance fee with or without other periodic charges to an individual who is at least 62 years of age.
[Added 1-5-1998 by Ord. No. 221]
CCRC INDEPENDENT LIVING UNITA dwelling unit within a continuing care retirement community (CCRC) containing living area(s), bedroom area(s), kitchen area and bathroom(s), including studio-style apartments or attached townhomes, which houses one or more people over the age of 62 in a manner in which they may live independently while receiving one or more meals per day in a congregate setting.
CCRC ASSISTED LIVING FACILITYA facility located within a continuing care retirement community that provides a residential living environment, assisted by congregate meals, housekeeping and personal services for persons age 62 or older, who have temporary or periodic difficulties with one or more essential activities of daily living, such as feeding, bathing, dressing or mobility, but do not require services in or of a Pennsylvania Department of Health licensed long-term care facility or nursing facility. A CCRC assisted living facility shall include dwelling units, dining room(s), bathing area(s), common area(s), offices and other spaces necessary to provide the above services.
CCRC SKILLED CARE NURSING FACILITYA facility located within a continuing care retirement community which provides board, shelter and twenty-four-hour skilled nursing and medical care to chronic or convalescent patients. A CCRC skilled care nursing facility shall include nursing beds and/or individual rooms, dining rooms, bathing areas, common areas, offices, clinics, therapy areas, medical facilities and other space necessary to provide the above services to residents of the CCRC.
CCRC ACCESSORY USESWithin a continuing care retirement community, shall mean those accessory uses necessary for the operation of the facility or for the benefit or convenience of the residents and their guests, including but not limited to kitchen and dining facilities, restaurants, places of worship, indoor and outdoor recreational buildings and uses, retail and banking facilities, beauty salons and barbershops, gift shops, class rooms, security facilities, conference rooms, social rooms, common areas, guest rooms, medical offices, medical clinic, dialysis center, laboratory services, dental offices, physical therapy and rehabilitation center, wellness center, ambulatory surgery, diagnostic imaging services, postal center, pharmacy, maintenance facilities, craft and music rooms, various craft, health, exercise and vocational activities, classrooms, swimming pools, library and television room, as well as facilities related to the operation of the facility, such as but not limited to administrative offices, food and record storage areas, property maintenance facilities, non-age-restricted day-care center for relatives of employees, security operations, off-street parking and heating and cooling equipment structures, provided that the CCRC accessory use is for the sole primary benefit of the continuing care retirement community (CCRC).
An age-restricted development that provides a continuum of accommodations and care, from independent living to skilled nursing, and enters into contracts to provide lifelong care in exchange for the payment of monthly fees and an entrance fee in excess of one year of monthly fees.
A visually impenetrable screen created through the effective use of plant materials, fencing, walls and/or earthen berms.
A commercial establishment used by contractors involved in building, construction and/or trades like carpenters or electricians, including fenced areas for the storage of any outdoor supplies or equipment.
A resource in a registered historic district or historic complex which is filed with the National Register of Historic Places or the Historic Preservation Office of the Pennsylvania Historical and Museum Commission, as supporting the district's or complex's historical significance through location, design, setting, materials, workmanship, feeling and association.[3]
A commercial establishment up to 4,000 square feet in gross floor area as a permitted principal use in the C-1, C-2 and RMO Districts and as a conditional use in the C-1, C-2 and RMO Districts whenever same is greater than 4,000 square feet.
[Amended 12-18-2012 by Ord. No. 344]
A single access street intersecting a through street at one end and terminating in a permanent vehicular turnaround at the other end.
A use by a nonprofit historic, educational or like organization which is available to the general public in the form of a museum, botanical garden or like facility.
The provision of care for less than six children or adults as an accessory use to a dwelling when permitted as a special exception by the Zoning Hearing Board.
Any premises operated for profit in which adult or child day care is provided simultaneously for six or more adults or children who are not relatives of the operator. "Relative" for the purposes of this definition means parent, guardian, child, stepparent, stepchild, grandparent, grandchild, brother, sister, half-brother, half-sister, aunt, uncle, niece or nephew.
A flat-floored, elevated, unroofed, open structure attached to and readily accessible from within the principal building, consisting of an open-planked floor area and side guardrails. Located in rear or side yard areas and governed by the same yard and area regulations as the principal use, occupancy and use of which shall be limited to recreational aspects of the principal use.
[Added 11-5-2003 by Ord. No. 274]
The dismantling or tearing down of a historic resource, or other intentional destruction or removal of a historic resource; the act of removing, dismantling and/or razing a building or structure, including the disposal of the demolished materials off site to an approved refuse disposal location.
Passively allowing a structure to deteriorate by neglecting to effect minimal repairs or stabilize the structure in order to maintain its historic and structural integrity.
The number of dwelling units per net acre.
An accessory structure, building, carport, or garage is "detached" when it does not share a common roof and one or more structural walls with the principal permitted building. Connections such as breezeways, decks, roof, walkways, and the like shall not constitute attachment.
[Added 8-1-2017 by Ord. No. 377]
a historic resource determined by the Pennsylvania Historical and Museum Commission or its designee as meeting the National Register criteria, but not listed in the National Register.
Any landowner, agent of such landowner or tenant with the permission of such landowner who makes or causes to be made a subdivision of land or a land development.
The provisions for development, including a planned residential development, a plat of subdivision, all covenants related to use, location and bulk of buildings and other structures, intensity of use or density of development, streets, ways and parking facilities, common open space and public facilities. The phrase "provision of the development plan" when used in this Chapter 210 shall mean the written and graphic materials referred to in this definition.
The diameter of a tree trunk measured 4.5 feet above the natural grade at the base of the trunk of a tree.
[Added 12-22-2015 by Ord. No. 370]
A geographically definable area, urban or rural, small or large, possessing a significant concentration, linkage or continuity of sites, buildings, structures or objects united by past events or aesthetically by plan or physical development. For purposes of this chapter, the term shall mean districts as shown on the Historic Resources Map.[4]
A gravel or paved surface on a lot which provides access for vehicles to a parking space, garage, dwelling or other structure from a street.
A driveway used for shared access by two or more uses or lots when permitted by the Township.
A building designed for and occupied exclusively for residential purposes, including a mobile home.
A dwelling unit in an apartment house.
A building designed for and occupied exclusively as a residence for three or more families living independently of one another.
See "condominium."
Multifamily dwellings where individual dwelling units share a common outside access and share a common yard area. Garden apartments contain three or more dwelling units in a single structure.
A building designed for and occupied exclusively as a residence for three or more families living independently of one another and doing their own cooking therein.
A dwelling with party walls separating two or more dwelling units including duplex, triplex, quadplex, townhouse and other like units.
A building designed for and occupied exclusively as a residence for only one family and having no party wall in common with an adjacent building.
See "mobile home."
A detached single-family residential unit with an attached apartment, the total area of such apartment not to exceed 1,000 square feet, on a single lot held in title by a single entity and deed restricted against any further division by use of the Pennsylvania Uniform Condominium Act[5] or otherwise, constituting two dwelling units on a single lot.
A building designed for and occupied exclusively as a residence for only one family and having only one party wall in common with an adjacent building.
A residential building or portion thereof forming a single habitable unit with facilities which are used or intended to be used for living, sleeping, cooking and eating by one family.
A right, privilege or other interest granted or reserved for the use of land for a particular purpose; the land to which such right or privilege pertains.
A public, private or sectarian school, including instructional activities which are conducted primarily as gainful private businesses, such as driving, dancing and karate schools.
A station for fire, ambulance, rescue and other emergency services, including customary incidental uses.
An addition to the floor area of an existing building, an increase in size of another existing structure or an increase in that portion of a tract of land occupied by an existing use.[6]
The entire building front, including the parapet.
A single person occupying a dwelling unit and maintaining a household; two or more persons related by blood, marriage or adoption occupying a dwelling unit, living together and maintaining a common household and single and common cooking facilities, including no more than one boarder, roomer or lodger; or two or more unrelated persons occupying a single nonprofit dwelling unit, living together and maintaining a common household and single and common cooking facilities, excluding occupants of a club, fraternity house, lodge, foster home, rooming house or boarding house and excluding group quarters not owned or leased by the individuals.
A facility operated as a gainful business within a building providing recreational opportunities for children primarily from ages three to 12 accompanied by an adult of at least 18 years, such as gymnastics, miniature golf, climbing apparatus, and automatic devices or games, and involving the sale of food and/or beverages as an accessory use.
[Added 6-8-2004 by Ord. No. 280]
A freestanding and uninhabited structure consisting of wood, glass, metal, plastic, wire, wire mesh, masonry or vegetation singly or in a combination with other materials, 2 1/2 feet high or higher, erected to secure or divide one property from another or part of a property from a remaining part, to assure privacy, to protect the property so defined or to enclose all or part of the property. A freestanding masonry wall shall be considered to be a fence.
A string of ribbons, tinsel, small flags or pinwheels.
Material such as sand, gravel, earth and other suitable and approved composition; or any act by which earth, sand, gravel, rock or any other material is placed, pushed, dumped, pulled, transported or moved to a new location above the natural surface of the ground or on top of a stripped or otherwise cut surface.
The final vertical elevation of the ground surface above sea level, after development.
Includes any driveway, roadway, area, parcel and strip of land, whether or not the same be depicted or shown on any plan, map or drawing, and which is not a duly dedicated and established public street of and in the Township of Concord, which provides vehicular access from any public street in the Township of Concord to any building or buildings designed or appropriate to occupancy by three or more families.
Flags of the United States, the Commonwealth of Pennsylvania, the Township of Concord, foreign nations having diplomatic relations with the United States, or any other flag adopted or sanctioned by the Township Council, provided that such flag does not exceed 60 square feet in area and shall be flown from a pole not more than 25 feet in height.
[Amended 9-4-2007 by Ord. No. 316]
An occasional or periodic market held in an open area or structure where groups of individual sellers offer goods for sale to the public.
An area of a building or a building designed for use either as office, assembly, warehouse/storage or light manufacturing. Each flex-space area shall have not less than 10% of the area used for office space. Assembly of parts or other like use shall occupy no more than 90% of the individual flex-space area.
The general and temporary inundation or partial and complete inundation of normally dry land areas from the overflow of streams, rivers, watercourses or other inland water from any source.[7]
The designated area of a floodplain required to carry and discharge floodwaters of a given magnitude. For the purpose of Article XX of this chapter, the floodway shall be capable of accommodating a flood of the one-hundred-year magnitude.
The sum of the gross area of the several floors of a building or buildings measured from the face of exterior walls or from center lines of walls separating two buildings. In particular, floor area includes, but is not limited to, the following:
Basement space, if it meets the requirements of a building story (see "half story").
Elevator shaft, stairwell and attic space (whether or not a floor has been laid) providing structural headroom of eight feet or more.
The floor areas of roofed terraces, exterior balconies, breezeways or porches, where over 50% of the perimeter is enclosed.
Any floor space used for dwelling purposes, no matter where located within a building.
The floor areas of accessory building, excluding space used for accessory off-street parking or used for loading berths.
Any other floor space not specifically excluded, excluding space used for air conditioning machinery or cooling towers and similar mechanical equipment serving the building.
The sum of the gross horizontal areas of all floors of a building measured from the exterior face of exterior walls or from the center line of a common wall separating two buildings, but not including interior parking spaces, loading spaces for motor vehicles or any space where the floor-to-ceiling height is less than six feet.
The total of all floor areas of a building, excluding stairwells and elevator shafts, equipment rooms, interior vehicular parking or loading; and all floors below the first or ground floor, except when used or intended to be used for human habitation or service to the public.
See "woodland and forest."
Those areas of extensive vegetation in which the dominant plants are trees that are indigenous to the area, such areas being illustrated on the Conservation Areas Map in the Comprehensive Plan.
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.
The length of a property line bordering a public right-of-way.
The length of an outside building wall facing a public right-of-way.
See "yard."
A building used for the preparation of the deceased for burial and the display of the deceased and ceremonies connected therewith before burial or cremation.
See "private garage."
[Amended 8-1-2017 by Ord. No. 377]
A building, not a private garage, whose principal use is the parking or storage of motor vehicles for specified time periods or on a rental basis, but not for commercial or public utility vehicles or the dead storage of motor vehicles, and not involving repairing, auto wrecking or the sale of gasoline.
A building, not a private or public garage, used for the storage of motor vehicles for compensation.
See "dwelling, garden-type apartment house."
A building which houses governmental operations or offices of a federal, state, county or municipal agency.
A type of open space that is surrounded by dwelling units and other buildings on at least two sides and that features amenities such as gazebos, sitting walls, pergolas, fountains, benches, landscaping, lighting, sculpture and the like, and in which public gathering, informal recreation and the like take place.
[Added 12-22-2015 by Ord. No. 370]
See "density."
A licensed community-based living arrangement functioning as a single household and providing rehabilitative services and/or habilitative services, in accordance with 55 Pa. Code § 5310 or the Federal Fair Housing Amendment Act.
[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I)]
A nonpaying individual or individuals who reside temporarily with the owner/occupant of the principal permitted building. Such residency may range from an overnight accommodation to an extended stay but shall in no case occur for a period greater than six consecutive months.
The lowest floor of a building having an area used for human habitation that is half the area of the floor above.
An office or clinic for medical or dental examination or treatment of persons primarily on an outpatient basis, including laboratories incidental thereto, provided that no overnight patients shall be kept on the premises, unless specifically permitted as an accessory use by conditional use approval in the individual zoning district.
[Amended 12-3-2019 by Ord. No. 390]
The height of a building shall be measured from the mean level of the ground surrounding the building to a point midway between the highest and the lowest points of the roof, including the parapet, provided that chimneys, spires, towers, elevator, penthouses, tanks and similar projections shall not be included in calculating the height.
An area to accommodate all phases of operation of rotor-wing aircraft (helicopters) with suitable space to allow the provision of service facilities.
An area on a roof or on the ground to accommodate touchdown and lift-off of rotor-wing aircraft (helicopters) for the purpose of picking up and discharging passengers or cargo. Such area shall have sufficient space to accommodate all required safety controls and comply in all respects with Federal Aviation Administration requirements, but in no case shall such area provide service facilities.
All historic and prehistoric (Native American) buildings, sites, structures, objects, trees, stone walls and other landscape features and districts shown on the Concord Township Historic Resources Map.[10]
A map adopted as part of Article XIXA showing all of the historic resources identified by the Concord Township Historical Commission and their location and respective classification. The map shall include:
Any structure that is:
Listed individually in the National Register of Historic Places (a listing maintained by the Department of the Interior) or preliminarily determined by the Secretary of the Interior as meeting the requirements for individual listing on the National Register;
Certified or preliminarily determined by the Secretary of the Interior as contributing to the historical significance of a registered historic district or a district preliminarily determined by the Secretary to qualify as a registered historic district;
Individually listed on a state inventory of historic places in states with historic preservation programs which 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 by an approved state program as determined by the Secretary of the Interior.
An occupation for gain, profit or support conducted only by members of a family residing on the premises and conducted entirely within the dwelling, provided that no article is sold or physically offered for sale except such as is produced on the premises by members of the immediate family residing thereon.
[Amended 8-1-2017 by Ord. No. 378]
Permitted home occupations shall not in any event be deemed to include the following:
Antique shops, gift shops, restaurants and other commercial retail uses involving the sale of articles and products produced off the premises or food items meant for on- or off-premises consumption, except as provided in § 210-10A(3)(b);
Barbershops and beauty parlors;
Medical or dental clinic or hospital;
Tea room, coffee shop, and similar establishments;
Renting of trailers;
Riding or boarding stable or kennel;
Tourist home, rooming, boarding- or lodging house;
Veterinary clinic or hospital;
Industrial uses;
Massage parlors;
Nonresidential school of special education whose enrollment does not exceed five pupils at any given time;
Family day-care homes limited to not more than five children residing off the premises.
In addition to the use limitations applicable in the zoning district in which located, all home occupations shall be subject to the following use limitations:
The home occupation shall be carried on wholly indoors and within a dwelling.
There shall be no use of show windows or display or advertising visible outside the premises to attract customers or clients other than an accessory sign, as permitted.
There shall be no exterior storage of materials, equipment, or supplies.
No articles shall be sold or physically offered for sale, except for those produced upon the premises.
Servicing by commercial vehicles for supplies and materials shall not be permitted, except for mail and package delivery.
The floor area devoted to a home occupation and the storage of materials and supplies connected with the home occupation shall not be more than 25% of the ground floor area of the principal residential structure or 400 square feet, whichever is less.
The occupation shall not change the essential residential character of a dwelling.
See "nonprofit homeowners' corporation."
The office of a physician, lawyer, dentist, architect, professional engineer, theologian or similar member of a recognized profession who customarily has offices in the dwelling in which such person resides, but not including an office such as a real estate office, insurance office or other office permitted only in commercial districts.
The art and practice of propagating and cultivating plants for their produce or for ornament.
A facility providing inpatient medical care of the sick and injured (including obstetrical care) where not more than 50 percent of the total patient days during any year are customarily assignable to the categories of chronic convalescent and rest; drug and alcoholic; epileptic; mentally deficient; mental; nervous; and tuberculosis, and which is a proprietary facility or a facility of a private nonprofit corporation or association licensed and regulated by the state.
A building or group of buildings having units containing sleeping accommodations which are available for temporary rental occupancy by transients.
A surface which has materials that do not normally absorb rainfall or surface water, such as buildings, paved parking areas, paved walks and similar surfaces.
Physical additions and changes to land such as grading, paving, curbing, fire hydrants, water mains, sanitary sewers, capped sewers, storm sewers, storm drains, catch basins, culverts, sidewalks, monuments, crosswalks, bridges, earthworks, streetlights, wells, on-site sewage disposal systems, street trees and other plantings and other structures that may be necessary to produce usable and desirable land development.
Residential communities designed for those who are independent with respect to their activities of daily living (e.g., bathing, dressing, grooming) and choose to live in a community with other seniors. These communities offer amenities such as security systems, organized recreational activities and social programs, meal service and transportation. Most independent living facilities do not offer health care services (e.g., personal care or nursing services); however, many are affiliated with health care facilities that can provide such care when it is needed. Residents can also obtain home health services from outside providers as required.
A dinner theatre, music theatre, and/or performing arts center or theatre at which plays, concerts, ballet, children's performances or other cultural performances take place, typically in conjunction with a restaurant.
See "place of amusement, indoor."
Natural or artificial bodies of water which retain water year round. Artificial ponds may be created by dams or result from excavation. The shoreline of such water bodies shall be measured from the spillway crest elevation rather than the permanent pool if there is a difference. Lakes are bodies of water two or more acres. Ponds are any water body less than two acres.
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.
A sketch, preliminary or final plan, submitted in compliance with the requirements of the Concord Township Subdivision and Land Development Ordinance, showing the provision for development of a tract of land.
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 design professional duly registered by the Commonwealth of Pennsylvania to practice landscape architecture.
That portion of a tract or lot in which plantings have been installed in accordance with the landscaping requirements of Article VIII of Chapter 160, Subdivision and Land Development. The landscaped area includes the buffer planting strip, as well as plantings which serve a functional and/or aesthetic purpose when located around and between buildings, roads, parking areas, sidewalks, walkways, sitting areas, service or maintenance structures, courtyards and the like.
Landscaping consists of any of the following, or a combination thereof:
A tract or parcel of land that contains the cellular communications facility, tower, antenna and/or telecommunications equipment building.
Animals of any kind, except swine, raised for sale, resale or agricultural field production. (For the purposes of this chapter, the keeping of one or more horses or ponies for recreational purposes or for pleasure, or the keeping of up to a total of 10 common household pets such as dogs, cats, pot belly pigs and the like, shall not be considered as the keeping of livestock.)
A retail shop, artist studio, office, or other place of business on the ground floor of a building in combination with a dwelling unit or dwelling units located above such place of business on the second floor or second and third floors. A person or persons other than the proprietor of the business may occupy a live-work unit.
[Amended 5-1-2007 by Ord. No. 310]
A dwelling for no more than two persons who are employed on the premises by a business for security or maintenance purposes.
A space, accessible from a street or way, in a building or on a lot, for the temporary use of vehicles while loading or unloading merchandise or materials.
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. A parcel of land, the description of which parcel is recorded in the office of the Recorder of Deeds of Delaware County by deed description or as described by an approved subdivision plan recorded in the office of the Recorder of Deeds of Delaware County by deed description.
See "mobile home lot."
[Amended 1-4-2000 by Ord. No. 245; 7-5-2000 by Ord. No. 249]
The area enclosed by the property lines of a lot, as herein defined, exclusive of:
Rights-of-way of dedicated streets;
Fire lanes;
Rights-of-way or easements proposed for dedication;
Utility easements and other underground lines beyond those directly servicing the lot, except for Concord Township Sewer Authority easements which may be included in the computation of lot area; and
Stormwater management basins;
Any land within a floodway;
Any wetlands; and
Any land with a slope in excess of 25%.
The area of land comprised by any additional road rights-of-way (i.e., in addition to the 50 feet, 60 feet or 80 feet set forth in Appendix G of Chapter 160, Subdivision and Land Development), which the Township Council may require, shall not be subtracted when computing a minimum lot area.
The area of a lot exclusive of existing or future street/road rights-of-way and existing or future utility rights-of-way.
A lot or parcel of land abutting upon two or more streets, including shared driveways, or upon two parts of the same street, including shared driveways, forming an interior angle of less than 135°. On every corner lot, there shall be two front yards, one rear yard and one side yard.
The percentage of the lot area that is occupied by the building area.
A lot which has no frontage on a public street but has frontage on a private street.
In the case of any lot abutting a street, the lot line for the portion of the lot abutting the street shall be deemed to be the ultimate right-of-way line and shall not be the center line of the street or any other line within the right-of-way.
The front lot line is the line separating the lot from the street right-of-way. For interior lots, the lot line, front, is the line generally parallel to the street right-of-way at the nearest point to the right-of-way where the lot attains substantially the minimum required lot width.
A lot line opposite and most distant from the front lot line. If the rear lot line is less than 10 feet in length, or if the lot forms a point at the rear, the rear lot line shall be deemed to be a line 10 feet in length within the lot between the side lot lines parallel to and at the maximum distance from the front lot line, and the setback from which shall be co-extensively shown on any plan.
Any lot line which is not a street line or a rear lot line.
The distance measured between the side lot lines at the required building setback line. When there is only one side lot line, as in the case of two-family or single-family attached dwellings, the lot width shall be measured between the side lot line and the center line of the party wall of the end dwelling unit. In the case of a corner lot, the lot width shall be measured between the side lot line and the front lot line opposite.[12]
An establishment which specializes in the sale of mail order items but does not involve a factory outlet store or other store for walk-in retail sales.
A sloped roof or roof-like facade architecturally comparable to a building wall.[13]
A permanent roof-like structure or canopy of rigid materials supported by and extending from the facade of a building.
A person, including a natural person, corporation, partnership, association, trust or other entity or any combination thereof, who holds a permit from the Pennsylvania Department of Health under the Medical Marijuana Act (MMA)[14] to dispense medical marijuana. A medical marijuana dispensary facility shall meet the same municipal zoning and land use requirements as other commercial facilities that are located in the same zoning district.
[Added 6-4-2019 by Ord. No. 387]
A person, including a natural person, corporation, partnership, association, trust or other entity, or any combination thereof, who holds a valid permit from the Pennsylvania Department of Health under the Medical Marijuana Act (MMA)[15] to grow and process medical marijuana. A medical marijuana grower/processor shall meet the same municipal zoning and land use requirements as other manufacturing, processing and production facilities that are located in the same zoning district.
[Added 6-4-2019 by Ord. No. 386]
Commemorative plaques placed by a recognized agency of the Township.
See "convenience store."[16]
A 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.
A parcel of land which has been planned and improved in compliance with the requirements of the Mobile Home Development District, Article IX of this chapter, for the placement of mobile homes, conventionally built or modular single-family detached homes, or combinations thereof, for nontransient use; consisting of two or more mobile home lots and 15 acres or greater in size.
A parcel of land in a mobile home park, improved with the necessary utility connections and other appurtenances necessary for the erection thereon of a single mobile home.
A parcel or contiguous parcels of land which have been so designated and improved that they contain two or more mobile home lots for the placement thereon of mobile homes.
A single-family detached dwelling intended for permanent occupancy, made by assembling one or more factory-produced three-dimensional sections into an integral living unit, whose construction materials and specifications conform to those of conventionally built units.
A travel trailer which combines the living section and the power source into a single unit.
A retail business involving the sale of motor vehicle accessories, parts, tires, batteries and other supplies, with any installation of parts to occur within a completely enclosed building.
A business conducted for the purpose of repairing motor vehicles, including body, fender and paint spraying work.
A business involving the lease of automobiles.
A business conducted for the purpose of repairing automobiles and other motor vehicles.
A retail establishment occupying a building which offers motor vehicles for sale to the general public. This business may also perform any repair service to motor vehicles permitted in a motor vehicle repair shop.
A business conducted for the purpose of providing gasoline, oil and accessories for automobiles and other motor vehicles which may perform routine service and repairs to such vehicles, but excluding repairing, body shop or car washing as a principal permitted use.
See "dwelling multifamily or dwelling, multifamily apartment."
A professional engineer licensed as such in the Commonwealth of Pennsylvania, duly appointed as the engineer for a municipality, planning agency or joint planning commission.
A use owned by the Township, such as parks, playgrounds and other recreational, cultural and conservation areas; the sites for sewage treatment, solid waste and refuse disposal and other public facilities owned and operated for the good and well-being of the Township and activities regularly conducted by the Township at such sites and/or facilities.
The Pennsylvania Municipalities Planning Code, Act 247 of 1968, as amended.[17]
Standards promulgated by the Secretary of the United States Department of the Interior against which historic resources nominated to the National Register are evaluated.
A list maintained by the Secretary of the United States Department of the Interior composed of buildings, sites, structures, objects and districts of national, state, or local significance in American history, architecture, archeology, engineering and/or culture.
The total net area of tract, excluding existing roadways and rights-of-way and the following:
Ninety-five percent of the area of the floodplain as determined by the floodplain boundaries shown on an accurate contour map as required by Chapter 160, Subdivision and Land Development, from floodplain elevations that are either derived from the Township Floodplain Conservation District Map or derived from another authorization source;
Proposed rights-of-way and/or easement areas;
Drainage easements not in the floodplain; and
All land with slopes in excess of 25%.
See "floor area, net usable."
Structures for which the start of construction commenced on or after the effective date of the Concord Township Floodplain Management Ordinance[18] and includes any subsequent improvements to such structures.
A lot, the area or dimension of which was lawful prior to the adoption or amendment of a zoning ordinance but which fails to conform to the requirements of the zoning district in which it is located by reasons of such adoption or amendment.
A structure or part of a structure manifestly not designed to comply with the applicable use or extent of use provisions in this chapter or amendment heretofore or hereafter enacted, where such structure lawfully existed prior to the enactment of this chapter or amendment. Such nonconforming structures include, but are not limited to, nonconforming signs.
A use, whether of land or of structure, which 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 amendment.
An incorporated organization of homeowners within a development to which all homeowners automatically belong. The purpose of the organization is to own, maintain and preserve common open space land, and the costs are shared equitably among the members of the organization.
A thing of functional, aesthetic, cultural, historical or scientific value that may be, by nature or design, movable yet related to a specific setting or environment.
A single system of piping, septic tanks or other facilities serving a single lot, collecting and disposing of sewage into the soil on the lot where such system is used through septic tank filter fields and in compliance with the prevailing federal, state, county and municipal regulations.
An individual well on the lot where the well services one lot and/or water supply on a lot occupied or to be occupied serving a permitted building and in compliance with the prevailing federal, state and county regulations.
Those areas, including building setbacks, private yards and buffer areas, which are free from buildings, and those areas containing such facilities as tennis courts and swimming pools.
See "common open space."
An organization in which all common open space land is deeded to a trustee through a deed of trust. The trustee owns, maintains and preserves the common open space. All residents of a cluster development have an easement over the surface of common open space land and share equitably in the cost of maintenance and development costs.
The space on a lot, excluding such features as buildings, parking areas, driveways, streets, slopes greater than 25%, or other restrictions as set forth in Article XXXII, Open Space Provisions, of this chapter.
See "place of amusement, outdoor."
The assembly of materials and supplies outside of a building.
A person recorded on official records as owning property. The owner of property on which a sign is located is presumed to be the owner of the sign unless facts to the contrary are officially recorded or otherwise brought to the attention of the Township, e.g., a sign leased from a sign company.
The extension of a false front or wall above the roofline.
A reasonably level space, available for the temporary parking of one motor vehicle, exclusive of passageways, driveways or other means of circulation or access. A parking space shall include either covered garage spaces or uncovered parking lot space located off the street right-of-way and in back of the front yard building setback line. The size of parking spaces shall be as required in Article VIII of Chapter 160, Subdivision and Land Development.
An open space type that is a maximum of 6,500 square feet and a minimum of 1,000 square feet, and is used as a pedestrian gathering area, typically with a combination of landscape and hardscape materials.
[Added 12-22-2015 by Ord. No. 370]
Any leisure-time activity not considered active (e.g., walking, picnicking, bird watching, fishing).
A level, landscaped and/or surfaced area, also referred to as a "terrace," directly adjacent to a principal building at or within three feet of the finished grade and not covered by a permanent roof.
[Added 4-3-2001 by Ord. No. 257]
An individual, partnership, public or private association or corporation, firm, partnership, trust, estate, municipality, governmental unit, public utility or any other legal entity whatsoever which is recognized by law as the subject of rights and duties.
A facility operated by a legal entity holding a certificate of compliance document issued by the Pennsylvania Department of Human Services ("license"), permitting the operation of a personal care home (PCH) at the location of the facility, according to appropriate Pennsylvania Department of Human Services program licensure or approval regulations. The facility shall be used to provide dwelling units, food and personal assistance or supervision to adults of advanced age or otherwise who do not require services in or the services of a Pennsylvania Department of Health licensed long-term-care facility, but who, because of their advanced age or other condition, require assistance or supervision in matters such as dressing, bathing, diet, financial management, evacuation of a residence in the event of an emergency or taking medication prescribed for self-administration.
A facility operated as a gainful business within a building providing three or more automatic devices or games, including pool or billiard rooms, but not involving the sale of food and/or beverages except for vending machines, except in the case of a bowling alley, theatre or indoor entertainment facility including a dinner theatre, music theatre and/or performing arts center or theatre.
A facility which provides private outdoor recreational opportunities such as a miniature golf course, a golf driving range, an archery range or like-type establishment, but excluding a gun club.
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 size, bulk, type of dwelling or use, density or intensity, lot coverage and required open space to the regulations established in any other conventional zoning district.
An area to be planned, developed, operated and maintained as a single entity and containing one or more structures to accommodate retail, service, commercial or office uses, or a combination of such uses, and appurtenant common areas and accessory uses incidental to the principal permitted uses.
An establishment that grows and propagates plants, including trees, shrubs, ground covers and flowers, as a principal permitted use.
A commercial use at which plants are sold at wholesale or retail.
The map or plan of a subdivision or land development, whether preliminary or final.
Advertising of a retail item accompanying its display, e.g., an advertisement on a product dispenser.
A small horse of any of a number of breeds usually not over 58 inches high at the withers.
Domestic fowl raised for meat or eggs, including chickens, turkeys, ducks, geese and the like.
A facility that uses combustible materials to produce electrical power which is connected into the power grid provided by other suppliers, such as PECO. Such facility, being a conditional use in the M/I Municipal/Institutional District, shall be in compliance with § 210-238G.
[Added 7-5-2000 by Ord. No. 249]
A parcel of land with its appurtenances and buildings which, because of its unity of use, may be regarded as the smallest conveyable unit of real estate.
The main street along which an existing or proposed building has frontage, and from which access to a building is achieved through a front door and entryway.
[Added 5-1-2007 by Ord. No. 310]
A building in which is conducted, or is intended to be conducted, the principal permitted use of the lot on which it is located.
The primary building, use or structure permitted and intended for a given lot or parcel.
A building designed or used primarily for shelter or storage of vehicles or boats, personally owned by the occupant of the principal building, but not airplanes or aircraft, located on the same building site as a single-family or duplex residence. This definition shall also include carports used primarily for the storage of vehicles or boats, but not airplanes or aircraft. Where any business involving any vehicles or boats, such as those being equipped for operation, repaired, kept, or otherwise dealt with for remuneration, hire or sale, the term "private garage" does not apply. The term "garage" shall not include agricultural buildings. Garages shall be designated as "attached" when they share the principal building's roof and wall structures. Attached garages may also provide entry into the principal building.
[Amended 8-1-2017 by Ord. No. 377]
See "street, private."
An office which is used and occupied by a professional, such as a physician, lawyer, architect, engineer or accountant.
See "garage, public."
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 be not more than 30 days and the second publication shall not be less than seven days from the date of the hearing.
A street which is owned or controlled by a governmental entity.
An enterprise regulated by the Pennsylvania Public Utility Commission with a franchise for providing to the public a utility service deemed necessary for the public health, safety and welfare.
Any system for water distribution and water supply, other than an on-lot water supply system, which is owned, administered and operated by an organization which is regulated by a governmental agency, authority or commission.
A paved accessway which is manifest in one or more of the following: all state roads and highways; all dedicated roads maintained by the Township; all roads for which the offer of a deed of dedication has been made; and all private roads over which the general public has the right to access.
See "yard."
See "club, recreational."
Places designed for the conduct of sports and leisure-time activities, excluding facilities which customarily charge a fee for use, such as an outdoor place of amusement or an indoor place of amusement.
A use designed and equipped for the conduct of sports, leisure-time activities and other customary and usual recreational activities, excluding facilities which customarily charge a fee for use, such as an outdoor place of amusement, or an indoor place of amusement.
A vehicle which is built on a single chassis; 400 square feet or less when measured at the largest horizontal projection; designed to be self-propelled or permanently towable by a light-duty truck; and designed primarily not for use as a permanent dwelling but as temporary living quarters for recreational, camping, travel or seasonal use.
An accessory use in the R-A Residence District (Article VII of this chapter) whereby solid waste is collected or stored within an apartment building.
a historic district listed in the National Register, or a state or local historic district which has been certified by the Secretary of the United States Department of the Interior as meeting substantially all the requirements for National Register listing. State certification is required prior to national registration.[19]
The process of returning a property to a state or utility through repair or alteration which makes possible an efficient contemporary use while preserving those portions and features of the property which are significant to its historical, architectural and cultural values.
A building used for public worship by a congregation, excluding buildings used exclusively for residential, educational, recreational or other uses not normally associated with worship. For the purpose of this chapter, the term "religious institution" shall include churches, chapels, cathedrals, temples and similar designations.
A use involving a structure in which worship and ceremonies pertaining to a particular system of beliefs are held.
A campus-type facility designed to provide a continuum of services and housing for persons of a minimum age of 55 years. Said facility may include a range of housing types for seniors who are relatively independent and mobile, to seniors unable to care fully for themselves and who are in need of assistance and services in carrying out the basic functions of daily living. Housing and care facilities may include, but shall not be limited to, independent living facility; personal care facility; and skilled nursing facility.
A business devoted to the sale and consumption of food and beverages and consumed only inside the building while patrons are seated at counters or tables.
A building and adjoining parking area used for the purpose of furnishing food, soft drinks, ice cream and similar confections to the public normally for consumption outside the confines of the principal permitted building, or in vehicles parked upon the premises, regardless of whether or not, in addition thereto, seats or other accommodations are provided inside for the patrons. Services are effected principally while patrons remain in their vehicles at such a facility.
A fast-food restaurant or section thereof which is designed to allow for the serving and pickup of food, without leaving the vehicle, for off-premises consumption.
A building used for the purpose of furnishing food to the public for consumption on the premises within the principal permitted building and for off-premises consumption.
Establishments providing services, as opposed to products, to the general public for personal or household use, including such uses as hotels and motels; finance, real estate and insurance offices; health services; laundry, linen supply and/or diaper service; beauty shops or barbershops; shoe repair; TV/VCR repair; and sharpening of tools.
A business establishment involving the sale of products and/or services to the ultimate consumer.
A strip of land granted or reserved for public or private use.
See "street or road line."
An area of vegetation and trees adjacent to a watercourse that provides a transition between the aquatic and terrestrial environments, and intercepts stormwater runoff, and reduces pollutants entering into surface waters.
[Added 12-22-2015 by Ord. No. 370]
See "street."
A temporary use conducted on a lot in or on a space or structure at which the sale of farm products grown on site takes place.
The sale of products produced on a farm within the Township.
[Amended 1-4-2000 by Ord. No. 245]
Any liquid waste containing animal or vegetable matter in suspension or solution, or the water-carried waste resulting from the discharge of water closets, laundry tubs, washing machines, sinks, dishwashers or any other source of water-carried waste of human origin.
A pipe that conveys sanitary sewage.
A sewer system serving a portion of a municipality or municipalities, developed and administered by a governmental agency or a municipal authority. In the event that such sewer system is not readily available, a temporary on-site system serving a group of dwellings designed to be disconnected and its use discontinued upon availability of sewer service administered by a governmental agency or municipal authority shall be permitted upon the approval of the Department of Environmental Resources.
A religious, sectarian and nonsectarian, denominational private institution, or a public institution, all of which are licensed by the state.
[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I)]
The plantings which are used in a buffer planting strip or other landscaping arrangement to create a continuous visual buffer.
The use of plant materials, fencing, walls and/or earthen berms, or combinations thereof, to aid in the concealment of such features as parking areas and vehicles within them and to provide privacy between two or more different land uses or activities; a visual and/or sound buffer or other barrier.
A geographical area or tract which is part of a development which will be developed according to a timetable for development over a period of years included by the applicant in the development plan.
See "modular home."
A water-tight receptacle that receives the discharge of sewage from a building sewer or part thereof and is designed and constructed so as to permit settling of solids from this liquid, digestion of the organic matter and discharge of the liquid portion into a disposal area.
A system of open jointed pipes intended to distribute septic tank effluent into the ground for absorption and evaporation.
See "building setback line."
The total of organic waste and wastewater generated by residential, industrial, commercial, institutional or other establishments.
All effluent carried by sewers, whether it is sanitary sewage, residential, commercial or industrial wastes or stormwater runoff; or the entire system of sewage collection, conveyance, treatment and disposal.
That portion of the Township designated in the Official Sewage Facilities Plan in which there is, or may be, constructed a public sewer system.
A woody plant, usually deciduous, which normally grows with one main trunk and has a canopy which screens and filters the sun.
[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I)]
Shrubs as required by this chapter shall be self-supporting, woody, evergreen species, as normally grown in Concord Township.
A commercial use which involves the making and sale of crafts such as pottery, sculpture, clothing, jewelry, wooden objects, stained glass and the like.
A seasonal or occasional sale held on the sidewalk or other structure along the front or side of a particular store or establishment where goods are offered for sale to the public, typically at a discounted price.
See "yard."
A visual communication that is used for the purpose of bringing the subject thereof to the attention of others. Signs include letters, numbers, symbols, trademarks, illustrations or designs as they may appear on signs, billboards, banners, storefronts, marquees, canopies and other stationary locations on or off the premises of the activity to which the message pertains. Any device, structure, fixture or placard using graphics, symbols and/or written copy designed specifically for the purpose of advertising or identifying any establishment, product, goods or services.
A sign which no longer identifies or advertises a bona fide business, lessor, service, owner, product or activity and/or for which no legal owner can be found.
Any sign which specifically relates to the permitted use of the premises on which said sign is erected and which serves as a further description of products available to or services provided for the general public.
Sign, not exceeding two square feet in area, indicating street address.
A sign which utilizes motion of any part by mechanical, electrical or wind means or which displays flashing, oscillatory or intermittent lights.
The total area of a sign comprised of individual letters or numbers pinned separately to the wall of a building shall be measured by the sum of the area of the individual rectangles that enclose each letter. If letters are applied to a background material other than a wall of a building, the total area of the sign shall be the entire surface on which the letters are applied. The area of a ground sign shall include the total area of the rectangle or other geometric shape which encloses the message, including all ornamentation, embellishments and symbols, but excluding the supporting structure which does not form part of the sign proper or of the display, provided that such supporting structure shall not exceed in total area 25% of the permitted sign proper or of the display. Only one face of a double- or multi-faced sign will be counted if the other face or faces are visible from any one vantage point on a public right-of-way.
Any nonilluminated sign painted on or applied to a structure made of cloth, canvas, metal or similar material which is affixed to a building and projects therefrom. Such signs may or may not be fixed or equipped with a mechanism for raising and holding an awning in a retracted position against the building.
A sign having characters, letters or illustrations applied to cloth, paper or fabric of any kind, with only such nonrigid material for background.
A sign located on the seat or back of a bench or seat placed on or adjacent to a public right-of-way.
A structure utilized for advertising an establishment, an activity, a product, a service or entertainment which is sold, produced, manufactured, available or furnished at a place other than on the property on which the sign is located.
A sign, the face of which is enclosed within a box-like structure,
A sign on which the copy changes automatically on a lampbank or through mechanical means, including electrical or electronic time-and-temperature units.
A sign on which copy in the field is changed on a manual basis by the utilization of changeable letters.
A temporary sign identifying an architect, engineer, contractor, subcontractor and/or material supplier who participates in construction on the property on which the sign is located.
(Electronic reader board.) A self-contained sign structure, being capable of projecting a multiple-color digital display.
[Added 12-28-2004 by Ord. No. 287; amended 12-6-2011 by Ord. No. 339]
An on-premises or off-premises sign giving directions, instructions or facility information; such sign may contain the name or logo of an establishment but no advertising copy.
A sign with two faces.
A sign or sign structure in which electrical wiring, connections, or fixtures are utilized.
The area of a sign on which the copy is placed.
A sign which contains an intermittent or sequential flashing light source used primarily to attract attention. This does not include changeable copy signs or signs which, through reflection or other means, create an illusion of flashing or intermittent light.
A sign supported upon the ground by poles or braces and not attached to any building.
Any temporary or permanent sign erected and maintained by the Township, county, state, federal government or school district for traffic direction or for designation of or direction to any school, hospital site or any public service, property or facility.
Any sign, other than a pole sign, placed upon or supported by the ground independent of any structure.
The vertical distance measured from the grade of the adjacent street or the surface grade beneath the sign to the highest point of the sign, excluding decorative embellishments.
A sign whose copy is limited to the name and address of a building, institution or person and/or the activity or occupation being identified.
A sign which does not meet the requirements of this chapter and/or which has not received legal nonconforming status.
A sign with an artificial light source incorporated internally or externally for the purpose of illuminating the sign.
A small sign, emblem or decal informing the public of goods, facilities or services available on the premises, e.g., a credit card sign or a sign indicating hours of operation.
The cleaning, painting, repair or replacement of defective parts of a sign in a manner that does not alter the basic copy, design or structure of the sign.
Any sign attached to or supported by a marquee structure.
A nonelectric sign indicating the name and/or profession or address of a person or persons residing on or legally occupying the premises.
A sign which does not comply with the applicable provisions of the Sign Ordinance in Article XXIII of this chapter or amendment heretofore or hereafter enacted, where such sign lawfully existed prior to the enactment of such ordinance or amendment.
A sign advertising an establishment, merchandise, service or entertainment which is not sold, produced, manufactured or furnished at the property on which said sign is located, e.g., billboards or outdoor advertising.
A sign which pertains to the use of the premises on which it is located.
A sign which is applied to the face of a wall with paint or similar substance.
Authorization in written form by the Township to permit the erection of a sign.
A sign that is mounted on a freestanding pole or other single support.
A sign which indicates the name, cause or affiliation of anyone seeking public office or which refers to an issue concerning which a public election is scheduled to be held.
A temporary sign designed to be moved easily and not to be affixed permanently to the ground or to a structure or building.
A sign, other than a flat wall sign, which is attached to and projects from a building wall or other structure not specifically designed to support the sign.
A temporary sign erected by the owner or his agent advertising the real estate upon which the sign is located as being for rent, lease or sale.
Any sign erected or constructed upon the eaves or below the ridge or parapet of any building.
A sign which in its entirety or in part moves in a revolving or similar manner. Such motion does not include methods of changing copy.
A moveable sign not secured or attached to the ground.
A temporary sign or poster affixed to a tree, fence or similar support, the message appearing thereon not applying to the present use of the premises or structure upon which such sign is located.
Portable signs erected on the premises of an establishment having a grand opening or special event.
A sign which designates or identifies a subdivision or development.
A sign not constructed or intended for long-term use.
A sign which indicates time and/or temperature by intermittent lighting.
A sign not exceeding two square feet indicating the private nature of a driveway or premises.
A sign suspended beneath a canopy, ceiling, roof or marquee.
A sign attached to, painted on or erected against a wall or flat vertical surface of a structure, which sign extends not more than 12 inches from the face of the building.
A sign affixed to or visible through any window and which is intended to be viewed from the outside.
The ownership of a lot by one or more persons, partnerships or corporations, which ownership is separate and distinct from that of any abutting or adjoining lot.
See "dwelling single family detached."
See "dwelling, single-family residence with an accessory apartment."
See "dwelling, single-family semidetached."
The place where a significant event or pattern of events occurred, depicted on the Historic Resources Map.[20]
The area of a lot in the C-2 District which may be for one principal permitted use or may be an aggregate of smaller lot areas of a unified development, such as a planned shopping center or other mixed-use or multiple-use development.
A facility operated by a legal entity holding a certificate of compliance document issued by the Pennsylvania Department of Health (license) permitting the operation of a nursing facility (NF) at the location of the facility, according to appropriate Pennsylvania Department of Health program licensure or approval regulations. The facility should provide nursing services on a continuing basis, admit the majority of its occupants upon advice of physicians as ill or infirm persons requiring nursing services, provide physicians' services or supervision and maintain medical records, including provisions for similar medical or nursing services. Facilities for the care of the acutely ill or surgical or obstetrical services shall not be considered similar services under this definition, nor shall hospitals be construed to be included in this definition.
A use which, because of its potential for impact on the surrounding neighborhood, is permitted only after the Zoning Hearing Board determines that the applicable standards and criteria stated in this chapter have been complied with.[21]
Any building, structure or portion thereof which is used in whole or in part for the shelter or care of sheep, goats, horses, cattle or other livestock.
A building where horses and ponies are sheltered, fed and/or kept for hire.
A section or sections of which an applicant proposes to commence development at the same time, as a part of a timetable for development of a planned residential development over a period of years.
A building which provides space for the storage of personal property, typically in the form of a self-storage facility.
See "garage, storage."
A sewer that carries storm, surface and ground water drainage but excludes sewage and residential, commercial and industrial wastes.
That part of a structure included between any floor and the floor or roof next above. When applied to the permissible height of buildings, the term "story" shall not include a basement if the basement is not designated for living quarters and if the floor thereof is more than five feet below the average ground level.
Includes a street, avenue, boulevard, road, highway, freeway, parkway, land, alley, viaduct and any other way used or intended to be used by vehicular traffic or pedestrians, whether public or private, abutting and furnishing access to more than one lot and used to provide space for installation of improvements such as sewers, other utilities, street trees and sidewalks.
ARTERIAL STREETA major street for carrying a large volume of through traffic in the area; normally controlled by traffic signs and signals.
COLLECTOR STREETA main street within neighborhood or development which intercepts secondary-residential streets; traffic controlled by signs.
SECONDARYRESIDENTIAL STREET — A residential street or access road to individual properties.
The edge of the right-of-way of the road or street, and the dividing line between road or street and a lot.
A street privately owned and maintained which is used as the principal means of access to abutting lot or lots or to more than two dwellings on a lot on which a private way is exclusively located.
The space formed by buildings located close to the street which is embellished with amenities such as, but not limited to, sidewalks, street trees, streetlights, curbs, on-street parking, and cartways. The streetscape is framed by buildings located across from one another that create an outdoor room character.
[Added 5-1-2007 by Ord. No. 310]
The building wall adjoining a sidewalk at the edge of a street right-of-way; or architectural elements such as, but not limited to, walls, pillars, colonnades, and the like, in lieu of a building wall when a building is set back from the street wall line.
[Added 5-1-2007 by Ord. No. 310]
Any change in or addition to the supporting or structural members of a structure, such as the bearing walls, partitions, columns, beams or girders, or any change which could convert an existing structure into a different structure or adapt the structure to a different use. See also "alteration."
Any man-made object having an ascertainable stationary location on or in land or water, whether or not affixed to the land.
[Amended 8-1-2017 by Ord. No. 377]
A commercial establishment where a photographer, dance instructor, music instructor, artist, sculptor or other like-type craftsman maintains space for the performance or instruction of their artistic endeavor.
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, conveyance or other 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 of any residential dwelling, shall be exempted.
A written report by a licensed surveyor that sets forth the exact form, boundaries, topographical features, location and position of existing and proposed improvements on a parcel of real estate.
[Added 8-1-2017 by Ord. No. 377]
Any permanent pool or open tank, not located within a completely enclosed building, and containing or normally capable of containing water to a depth at any point greater than three feet. Farm ponds and/or lakes are not included, provided that swimming was not the primary purpose for their construction and is not the primary purpose for their current use.
Any swimming pool other than a private swimming pool, including publicly and privately owned pools open to the general public and pools owned and operated in conjunction with membership organizations, motels, hotels and other similar uses.
A business having as its principal activity the application or placing, by any method, of designs, letters, scrolls, figures, symbols or other marks upon or under the human skin with ink or any other substance or method resulting in the coloration of the skin by aid of needles or any other instrument designed to touch or puncture the skin.
[Added 10-2-2007 by Ord. No. 317]
The building in which the electronic receiving and relay equipment for a cellular telecommunications facility is housed.
A structure intended for limited duration of less than 30 days, for which a permit and fee is required.
A use intended for limited duration of less than 30 days, for which a permit and fee is required.
A licensed dwelling in which overnight accommodations are provided or offered for up to a maximum of seven transient guests for compensation. A tourist house shall not be considered an accessory use or as a home occupation.
A structure that is intended to support equipment used to transmit and/or receive telecommunications signals.
See "dwelling, single-family attached."
See "Municipal Engineer."
A lot; the area of a property before subdivision or land development.
The total acreage within the lot lines, excluding rights-of-way of existing public roads/streets.
The attaching of development rights to specified lands which are desired by the Township to be kept undeveloped, and permitting the rights to be transferred from those lands so that the development potential which they represent may occur on other lands within the Township where more intensive development is deemed by the Township to be suitable, in accordance with Article XXVII.
[Added 5-1-2007 by Ord. No. 310]
A recreational vehicle requiring a separate power source for pulling it, which may include living, sleeping, eating and sanitary facilities, but which is designed for vacation travel and not for long-term or permanent occupancy.
Naturally occurring vegetation characterized by trees whose crowns meet to form a 70% to 100% closed canopy. Tree masses shall be at least 0.5 acre in area and contain trees at least 20 feet tall or 12 inches DBH, although not all trees need be this size. Tree masses smaller than 0.5 acre on a tract or lot shall also be considered tree masses if they are part of a larger continuous tree mass that extends onto other tracts or lots.
[Added 12-22-2015 by Ord. No. 370]
Trees shall be defined as self-supporting woody plants of species that normally grow to a height of a minimum of 15 feet in Concord Township.
The public street right-of-way in accordance with the dimensional requirements specified in Chapter 160, Subdivision and Land Development.
The storage of materials, goods or objects below grade in a structure approved by the Township.
The purpose for which a building, lot, sign or structure is intended, designed, occupied or maintained.
A permit issued on a form provided by Concord Township, which permits the use and occupancy of a building or the use of a property.
Facilities such as sewers, water mains, fire hydrants, streetlights and other facilities of the same general character; installations of a community which pertain to their consumption and emission characteristics, including facilities such as those used for water supply, sewage disposal, refuse disposal, storm drainage, communications and electrical transmission.
A facility or appurtenance operated by a public utility corporation or a public body in connection with providing gas, electrical, water, telephone or other essential public services to the public.
An office open to the general public operated by a public utility corporation or a public body in connection with providing gas, electric, water, telephone, sewerage or other essential public services to the public.
Permission, approval or authorization granted by the Zoning Hearing Board, constituting a modification or deviation from the exact provisions of this chapter, as applied to a specific property, in accordance with the provisions of Article XXVIII of this chapter.
An open-air parking lot for conventional passenger automobiles for a period of time not exceeding 24 hours.
The office of a veterinarian with accessory animal kennel; keeping of animals shall not be the primary use.
Plants that normally require support to reach mature form.
A building used primarily for the storage of goods and materials either on a short-term or long-term basis. If the short-term storage facilities are for a specific commercial establishment, this establishment is then considered a distribution center.
A stream with year-round or substantially year-round flow such as a creek, run or other body of running water.
A development-wide supply system designed to transmit water from a common source to residents of the development.
A supply system serving a major portion of a municipality or municipalities developed and administered by a governmental agency or authority.
Areas with hydric soils that are inundated or saturated by surface water and/or groundwater which support hydrophytic vegetation such as swamps, bogs, marshes and the like, such areas being regulated by the United States Army Corps of Engineers and/or the Pennsylvania Department of Environmental Protection.
The transitional area extending from the outer limit of the wetlands. For the purposes of this chapter, the wetlands margin shall extend 75 feet from the wetland boundary or to the limit of the hydric soils, whichever is greater.
[Added 12-22-2015 by Ord. No. 370]
An establishment that is primarily engaged in selling merchandise to retailers; industrial, commercial, institutional or professional business users; or other wholesalers. Such an establishment may also act as agents or brokers or buy merchandise for, or sell merchandise to, such businesses.
In the context of the open space provisions of Article XXXII, the woodland resources that are typically utilized by animals for purposes such as shelter for deer wintering areas in a forest interior or for browse/food supply at forest edges.
[Added 12-22-2015 by Ord. No. 370]
Any streamer, propeller, pennant or similar device that is activated by the wind or any other air stream.
Those areas of extensive vegetation in which the dominant plants are trees that are indigenous to the area, such areas being illustrated in the Areas of Environmental Concern Map in the Comprehensive Plan.
An open area on a lot that lies between the permitted principal or accessory building or buildings and the nearest lot line. Such yard shall be unoccupied and unobstructed from the ground upward, except as provided otherwise in this chapter.
A yard extending the full width of the lot along the front lot line and extending in depth from the front lot line to the nearest points of the permitted principal or accessory building or building on the lot, exclusive of steps, overhanging eaves, chimneys, gutters or cornices. In the case of corner lots which do not have reversed frontage, a front yard of the required depth shall be provided along the frontage which abuts the primary street, and the yard along the other frontage which abuts the secondary street shall be designated as the second front yard and have the same depth as that which applies to the front yard. In the case of reversed frontage corner lots, a front yard of the required depth shall be provided on either frontage, and a second front yard of equal depth shall be provided on the other frontage.
An open space substantially enclosed on all sides by the exterior walls of one or more buildings.
An open space enclosed on three sides by the exterior walls of one or more buildings.
A yard extending the full width of the lot along the rear lot line depth from the rear lot line to the nearest point of the permitted principal or accessory building or buildings on the lot, exclusive of steps, chimneys, overhanging eaves, gutters or cornices.
A yard extending the full depth of the lot along the side lot line and extending in width from such side lot to the nearest on the lot, exclusive of steps, overhanging eaves, gutters or cornices.
The administrative officer designated by the Township Council to administer this chapter and issue use and occupancy permits (sometimes referred to as "Code Enforcement Officer").
[2]
Editor's Note: See 68 Pa.C.S.A. § 3101 et seq.
[4]
Editor's Note: The Historic Resources Map is included as an attachment to this chapter.
[5]
Editor's Note: See 68 Pa.C.S.A. § 3101 et seq.
[10]
Editor's Note: The Historic Resources Map is an attachment to this chapter.
[11]
Editor's Note: The Historic Resources Inventory is an attachment to this chapter.
[14]
Editor's Note: See 35 P.S. § 10231.101 et seq.
[15]
Editor's Note: See 35 P.S. § 10231.101 et seq.
[17]
Editor's Note: 53 P.S. § 10101 et seq.
[20]
Editor's Note: The Historic Resources Map is an attachment to this chapter.
B.
Note: Words not defined above shall have the meaning given in the Municipalities Planning Code,[23] Chapter 160, Subdivision and Land Development, of the Township Code or other Township codes and ordinances, applicable state and federal statutes, laws and regulations or, if not defined in the aforementioned documents, the most recent edition of Webster's Unabridged Dictionary.
[23]
Editor's Note: See 53 P.S. § 10101 et seq.