Touching along a common boundary line including directly across an intervening street.

An unobstructed vehicular passage in a parking lot, directly abutting a row of parking spaces and connecting to other aisles and to public streets, designed to provide maneuvering space for drivers entering and leaving the parking spaces.

An activity or use that is incidental to, and generally found in connection with the principal use on the lot. An accessory building contains an accessory use (see § 27-504).

Permitted without review beyond the Zoning Officer because the proposed use is a permitted use in the zone district where the property is located, assuming all bulk and dimensional and off-street parking requirements are complied with.

Any addition, deletion or revision of the chapter text or map officially adopted by the Board of Supervisors after public hearing (see § 27-1205).

A leisure activity or recreation, usually in a confined area, for which a charge is assessed for the use of the facility and/or equipment.

A dwelling unit within a building containing at least three similar units, access to which is directly to the outside at grade or via common hallways and stairs to the outside at grade.

A petition made to the next higher level of authority by a party wishing to pursue or protest a development issue that has been denied or approved at a lower level or by a public official, asking for reversal of the earlier decision.

A party with the legal standing to file a petition to appeal an official action of a public body.

A single-family dwelling that abuts directly along one or two walls of similar dwellings.

The uppermost floor level in a building under a sloped roof where at least 1/2 the floor area provides a height of six feet from floor to ceiling or less.

A business facility that provides fuel and oil for vehicles and may sell auto accessories and traveler convenience goods and provide minor auto service and maintenance, but does not offer collision repair or painting or the storage of damaged or abandoned vehicles. Minor service shall be limited to spark plug, battery and tire repair and servicing; replacement of mufflers, tail pipes, hoses, belts, fluids, bulbs, windshield wipers and minor fittings; radiator cleaning and flushing; washing, polishing and lubrication, brake adjustment or installation; carburetor, fuel pump and fuel line replacement or servicing; minor engine tuning; and emergency starting services.

A retractable and flexible covering attached to a wall that provides shade for doors and windows and that may be removed and replaced easily.

Business activities in an office setting that do not allow face-to-face contact with clients or customers, usually involving record keeping, billing, telemarketing, bookkeeping and similar operations.

A platform without enclosing walls attached to a building along one or more edges, but with no supporting connection to the ground.

The story within a building whose elevation is not more than 1/2 the height below the average finished grade of the outside ground level, and has vertical windows opening into it, not in window wells, on at least one wall.

A projection from the wall of a building containing windows and supported only by the wall.

A combination of physical and environmental conditions that creates deterioration of a property and eventually the neighborhood, and discourages maintenance.

Natural plantings, fences and/or walls placed along the perimeter of a property to protect residential development from abutting commercial or other activity that would deteriorate the enjoyment or value of the residential property (see § 27-505, Subsection 2).

Any man-made structure attached to or into the ground and having a roof supported by columns or walls used for the shelter or enclosure of persons, businesses or other enterprises and activities associated with any of them.

A ground surface of sufficient area, width and frontage to allow development in accord with the requirements for the zone district in which the lot is located.

A line, or part of such line, that describes the limits of building construction within a lot, set back from lot lines the depths of front, side and rear yards for each property, depending upon which zone district the lot is located in.

A document attesting that a proposal for development has been reviewed and approved in accordance with the requirements of this chapter and allowing the construction to commence.

The building in which is conducted the principal use of the lot on which it is located. A dwelling shall be considered the principal building on a residential lot. In some business or multifamily dwelling developments there may be several principal buildings containing the same use.

A permanent, not retractable device attached only to the wall of a building to protect and/or mark an entrance, made of lightweight materials, and capable of supporting only its own weight.

A deciduous tree with umbrella-like upper branch systems that creates shade on the ground and allows pedestrian circulation around the trunk of the tree when mature.

The lowest floor in a building where all exterior enclosing walls are more than 1/2 below finished grade.

An appeal challenging the actions taken by elected officials or appointed bodies of the Township for failing to follow prescribed procedures in the adoption of an ordinance or amendment, scheduling or holding a public hearing, or enforcement of the chapter.

An appeal brought against an ordinance or amendment on the grounds that such ordinance or amendment unfairly places a heavy burden on one or more private property interests without compensation or advance of the public health and safety.

The building, containing as the central room, the sanctuary and meeting place of a religious congregation, including no dwelling in the same building.

A visual area kept free of obstructions that allows vehicle drivers approaching an intersection to see one another and thus avoid a potential collision.

A facility designed to house, care for, breed, show and/or train dogs or horses as a profit-making business.

Leisure activity available to the public at a charge intended to earn a profit for the owner. Such recreation may include, but is not limited to, bowling alleys, dance, reception or bingo halls, golf courses, miniature golf, pitch and putt golf, fishing lakes, video game arcades, amusement rides and petting zoos.

A passage within a building providing the connection between individual dwelling units and stairs leading to the outside of the building.

Areas within a plan that are held and maintained jointly by all the owners of property in the plan for their mutual benefit.

A structure supporting equipment capable of sending and receiving telecommunications signals to and from other similarly situated equipment.

A series of statements summarizing the recommendations of the Township's Comprehensive Plan expressing achievable goals for land development management, population change, and improvement of roads, utilities, community facilities and environmental protection.

A document based on an analysis of past trends and current conditions in a municipality, projecting growth and change in population, economic conditions and land use, and recommending measures to improve streets, utilities and community facilities, and allocate land to cope with such growth and change.

A land use that may be approved by the Board of Supervisors provided that the proposed use is listed as a conditional use for the zone district containing the property to receive the use, and the Board finds, after receiving recommendations from the Planning Commission and holding a public hearing, that the use is appropriate for the site and will not significantly degrade the neighborhood.

One of a group of dwelling units in a plan, available for sale as an individual unit, ownership of which requires financial support of the maintenance of land and facilities owned in common by all the dwelling unit owners.

A building or buildings for use as the headquarters, meeting hall, club or lodge facility for an organization, limited to offices, meeting rooms, enclosed auditorium facility for cultural, civic, social and recreational meeting and educational functions, as well as kitchen, dining and banquet facilities, storage for the organization's private use and accessory uses.

The ability of a regulation affecting development to fairly balance the public health and safety and the rights and opportunities of private property owners under the First and Fourteenth Amendments of the Constitution.

A facility that accommodates patients recuperating from injury or illness when intensive hospital care is not needed.

Retail sales of popular everyday disposable products with limited choices, and available over a much wider time frame than usual retail sales outlets, including gasoline sales from pump islands.

Those gas and oil wells drilled to depths shallower than the base of the Elk Sandstone or its stratigraphic equivalent and any drilling of a single gas and oil well for no more than seven consecutive days total in any calendar year.

A dwelling unit created from within a single-family detached dwelling (see § 27-507, Subsection 2).

A property abutting two streets which intersect at one corner of the property (see § 27-501, Subsection 4).

The extent to which a building occupies the lot on which the building is located, expressed as a percentage of the building's area on the lot to the total lot area.

An amendment proposed by a property owner challenging the validity of zoning regulations as they apply to property in which he has an interest and requiring municipal action on his petition or a municipal curative amendment, in which the Board of Supervisors declares a moratorium on specific parts of the zoning ordinance in order to cure alleged defects (see § 27-1206).

A facility for the daytime care of dependent persons, operated by a qualified staff, and certified by the state (see § 27-508, Subsection 2).

An open platform without permanent roof or walls raised above ground level and usually attached along one or more edges to a building.

The minimum number of square feet of lot area required for each dwelling unit in an apartment or townhouse development.

The horizontal distance between a lot or property line and the parallel setback line, measured at right angles to the property line, such distance determined by the type of yard (front, side or rear) and the zone district in which the property is located.

An individual landowner, agent of such landowner, or tenant with the landowner's permission, who or which causes development to occur upon a lot and who is responsible for compliance of such development with the terms of this chapter and other Township regulations.

The erection, expansion or alteration of a building or structure; the altering of the land surface to receive construction; the subdividing of land in anticipation of its receiving construction or the offering of land for such purpose; or any man-made change to improved or unimproved property within a flood hazard area, including, but not limited to, paving, placing of utilities, filling, grading, or excavating.

The written and graphic provisions describing a proposed development in sufficient detail so that its compliance with the requirements of this chapter may be conclusively judged.

The group of standards, including lot size, building setback and coverage, and land use opportunities that govern development in a particular zone district.

A depression across the ground surface that collects water run-off from surrounding higher land and carries it to a larger stream or river.

An arrangement which permits customers to transact business without leaving their cars.

The private vehicular entrance to a property connecting to the adjacent public street.

A group of connecting rooms in a building for the exclusive residential use of one family, containing its own private cooking, food storage, bathing and toilet facilities, and connecting either directly or by a common hall and/or stairs to the outside, but not including hotels, dormitories, or nursing convalescent homes.

A right-of-way granted by the property owner across his/her land for placing of public utility lines or for drainageways.

An apartment building designed for use by independent elderly residents but including in the same building or building complex common dining and social facilities and personal services.

Medical care rendered in a hospital or small-format hospital in response to the sudden onset of a medical condition that is potentially life-threatening.

The wall of a residential apartment building that contains not more than 1/2 the windows opening into any individual apartment.

An individual or two or more persons related by blood, marriage, adoption or foster placement, or not more than five unrelated individuals, occupying a dwelling unit. Blood relationship for purposes of this definition shall not extend beyond first cousins.

The total horizontal interior area that is owned or leased as a unit except for storage areas, rest rooms, receiving, shipping and merchandise repair and alteration areas, utility rooms, corridors not open to the public, and display windows.

A single-family detached dwelling occupied by a family responsible to, and accredited by a recognized social service agency which places in the home not more than five minor individuals who are wards of the courts or who are assigned by the social service agency.

A line parallel to the property or lot line abutting the street on which the property or lot fronts that establishes the minimum distance from the street a building may be erected on the property or lot.

An accessory building on a residential lot attached to or detached from the dwelling, or a room within the dwelling, intended for the storage and maintenance of vehicles and equipment owned and operated by the residents of the dwelling and not for repair of vehicles for profit, or a garage on a business property as an accessory use to serve only the parking needs of employees and customers. A group garage provides storage of vehicles owned by the occupants of a number of dwellings or other units in buildings on the same property as the garage but not including repair of vehicles for profit.

The planting and harvesting of field or orchard crops, the keeping and maintaining of livestock and fowl, but not including cattle feed lot operations or commercial slaughterhouses.

A single-family detached dwelling which provides room and board, personal care, rehabilitation and twenty-four-hour supervision in a family environment for not more than five developmentally disabled or physically handicapped persons who are placed in the home by a recognized social service agency which has long-term responsibility for the residents' welfare.

An establishment other than a hospital, nursing home or convalescent home, principally engaged in providing services for health maintenance, diagnosis or treatment of human diseases, pain, injury or physical condition that includes the following types of facilities: ambulatory surgery centers, rehabilitation centers, psychiatric hospitals, long-term structured residential programs and hospices, which establishment is licensed by the Commonwealth of Pennsylvania to provide the services it offers.

A service type small business conducted within a single-family detached dwelling by the residents of the dwelling, involving no exterior manifestation of the business, except for a sign (see § 27-502, Subsection 1), or expansion of the dwelling to accommodate it, and not creating nuisance or congestion conditions in the neighborhood where it is located (see § 27-508, Subsection 1).

An establishment licensed by the Commonwealth of Pennsylvania as a hospital, having an organized medical staff and providing health services primarily for in-patient care.

A group of land uses which in close proximity to a second group of uses is degraded by the proximity and is unable to develop to full potential or full value.

The principal activity or activities for which a lot or property and the buildings or structures on it are devoted.

The individual, corporation or other entity whose name appears on the current deed for a property as the owner of record, or the holder of a contract or option to purchase the property, or a lessee, if authorized by the owner.

Interpretation of the contents of this chapter to the letter without judgment or opinion that would shade or slant the meaning of any section, clause, phrase or word.

Wall of a residential apartment building that contains all the windows of any individual apartment.

An area of contiguous land surface which abuts a street, whose ownership and legal description are of record in the office of the County Recorder of Deeds, and which is intended to contain one principal use. A lot implies one of a number of similarly sized properties in a plan, but may include any property, tract or parcel of land regardless of size or configuration for the purposes of this chapter.

The portion of a servicing area set aside to allow trucks to enter and leave a property moving in a forward direction.

A permanent structure of rigid materials attached only to the wall of a building, intended to provide shelter and/or mark the building entrance.

Marijuana for certified medical use as set forth in Act 16 of 2016.[1]

Use of the premises by a natural person, corporation, partnership, association, trust or other entity, or any combination thereof, holding a permit issued by the Commonwealth of Pennsylvania Department of Health, to dispense medical marijuana.

The use of the premises by a person, including a natural person, corporation, partnership, association, trust or other entity, or any combination thereof, holding a permit from the Commonwealth of Pennsylvania Department of Health, to grow and/or process medical marijuana where all growing and processing activities are conducted indoors.

A building that is occupied by business or other nonresidential uses on the first floor and by apartments on the upper floor or floors.

A transportable, single-family dwelling intended for permanent occupancy, contained in one integral unit, or in two or more units designed to be joined into one integral unit capable of later being separated and towed on its own chassis and wheels to another site. Such mobile home arrives ready for occupancy except for utility connections and minor assembly operations and could be used without a foundation since its chassis is part of its structure.

A property or group of contiguous properties under one ownership which has been developed for at least two mobile home sites or lots, each with its own utility connections and off-street parking space, and each intended for lease and the placement of one mobile home for non-transient use thereon.

Any building or structure owned and operated by the Township, or an authority of which the Township is a member, or by a volunteer emergency services provider, for the public benefit.

A facility designed and constructed to compress natural gas that originates from an oil or gas well or collection of such wells operating as a midstream facility for delivery of oil and gas to a transmission pipeline, distribution pipeline, natural gas processing plant, or underground storage field, including one or more natural gas compressors, associated buildings, pipes, valves, tanks and other equipment.

A facility used to remove materials such as ethane, butane, and other constituents or similar substances from natural gas to allow such natural gas to be of such quality as is required or appropriate for transmission or distribution to commercial markets but not including facilities or equipment used primarily to remove water, water vapor, oil or naturally occurring liquids from natural gas.

A building or structure whose height and/or placement on its lot relative to setback from one or more property lines is in violation of the minimum setback and/or maximum heights established by this chapter for the zone district in which the lot is located. A building or group of buildings that cover more area on their lot than permitted by this chapter would also be nonconforming buildings.

A lot whose area and/or width are less than the minimum dimensions established by this chapter for the zone district in which the lot is located.

A use of land or buildings or both which is not listed as a permitted use in Part 4 of this chapter for the zone district in which the lot containing the use is located. Such uses are otherwise lawfully in existence but have become nonconforming either by the initial adoption of this chapter or by subsequent amendments.

An establishment where persons are lodged and furnished with meals and appropriate support, licensed for operation by the commonwealth. The term "nursing home" includes an extended care facility where skilled nursing care is provided to bed-ridden or convalescent individuals, or a hospice, where terminally ill individuals are provided supporting and specialty skilled care.

A certificate issued by the Zoning Officer attesting that all requirements of this chapter and other applicable regulations have been met and the building for which the permit applies may be occupied by its owners.

Parking spaces located entirely outside of any public right-of-way.

The drilling and operation of oil or gas wells, but not including, "conventional gas and oil wells" as defined herein. The oil and gas well use shall not be included within the use described in this chapter as "extraction of minerals and soil." The oil and gas well use shall be deemed to be located at the wellsite. For the purposes of this chapter, a "wellsite" shall consist of the graded pad and appurtenant area occupied by the facilities, structures and equipment necessary for or incidental to the drilling, production or operation of an oil or gas well at the site, including well site preparation, well site construction, drilling, hydraulic fracturing, site restoration, water and other fluid storage, impoundment and transportation located at the site and used for such activities and installation of associated equipment, the site preparation, construction and installation, maintenance and repair of oil and gas pipelines and associated equipment and other equipment and activities at the site associated with drilling for, production and transportation of oil and gas, but excluding any structure, facility or use constituting a natural gas compressor station or a natural gas processing plant or any other facility used primarily to refine or process gas or oil. The underground activities and processes used and the migration of gas or oil from a subsurface area to a gas or oil wellsite at the surface shall not in and of themselves constitute mineral removal and are allowed to occur in all zoning districts. The term "oil and gas well" may be interchangeably used with the term "gas and oil well."

The applicant for a conditional use approval for mineral removal and also any "well operator" or "operator" as defined in the Oil and Gas Act.

A group of off-street parking spaces that are not available for use by the general public, but may be leased by the owner and usually serve the use on the same property.

An area within a parking lot or garage of sufficient width and depth to accommodate one vehicle, abutting an access aisle.

The minimum number of parking spaces specified in this chapter for each of the various land use categories.

A paved outdoor area at, or in close proximity to, the surrounding ground level, which may be protected by a covering but not a permanent roof.

Any area on a lot that does not permit passage of water through it.

Legislation adopted by the state in 1968, and amended on several occasions since, 53 P.S. § 10101 et seq., which provides a uniform procedure enabling municipalities to implement regulations, such as this chapter, to control the development and use of land.

A use allowed by right under the terms of this chapter to occur on a lot because of the lot's location in a particular zoning district. Principal permitted uses are listed for each zone district and imply that all other activity on the lot is, or will be secondary to the principal use. Such uses may be approved directly by the Zoning Officer without reference to other review bodies.

A single-family detached dwelling which provides meals, shelter and personal assistance or supervision for not more than five ambulatory adults, not relatives of the live-in operator, when such adults require help with dressing, bathing, diet or dispensing of medication prescribed for self-administration.

An outdoor attachment to a building raised above the surrounding ground level, which may have a permanent roof but is not enclosed. An open porch implies no covering.

The placement of a notice upon a signboard or upon a building or structure on a property calling public attention to proposed changes in the zoning status of the property, or to a request for a variance, and indicating the date, time and place of the hearing at which the matter will be heard.

For purposes of this chapter, land whose boundary is clearly described and closes on itself, is in one ownership, and may include structures and buildings thereon. A lot is a property.

The legal boundary, or a part, that defines the edge of a property.

The protection of these values is the legal basis for zoning and implies that zoning is needed to prevent the spread of fire, disease and blighting conditions, and to prevent the encouragement of hazards and the development of land uses and land use relationships that would reduce property values and/or interfere with the normal enjoyment and enhancement of private property.

An official meeting, properly advertised in advance, called by the Board of Supervisors, Planning Commission, or Zoning Hearing Board, for the purpose of taking testimony on the matter being heard, as a basis for the calling body to make a later recommendation or decision.

An announcement published in the legal section of the principal newspaper serving the Harmar Township area, such announcement appearing once each week for two consecutive weeks, the first time not more than 30 days and the second time not less than seven days before the hearing, stating the date, time, and place of the hearing and a description of the matter to be heard; also the posting of a notice upon an affected property with the same information.

A vehicular and/or pedestrian right-of-way which has been adopted for maintenance by either the Township, the Commonwealth of Pennsylvania or the Turnpike Authority.

A system providing distribution of potable water, gas, electric, telecommunications, or cable TV services, or the collection, treatment, and disposal of wastewater.

A building and equipment for refining or processing oil or gas or similar products.

A land use that is compatible with, supported by, and generally found within or in close proximity to residential areas.

An agreement between a developer and purchasers of lots or units in a plan, such agreement restricting the use of the lots or units but applying uniformly to all the lots or units, recorded with the plan, applicable for a specific time period, and modified only upon approval of the agreement signers, and not enforceable by the Township.

An engineered structure designed to hold back earth behind it (see § 27-505, Subsection 1D).

Housing for persons generally aged 65 and over not requiring constant medical supervision, in a communal setting which may include dining facilities and meeting rooms, as well as individual apartments.

A strip of land dedicated to, and usually improved for vehicular and/or pedestrian travel by the public, as opposed to an easement, which is a strip of land dedicated for one or more public utilities or for private access and is not open to the public.

A parabolic ground-based reflector, together with its pedestal and any other attachments and parts thereof, to receive radio or electromagnetic waves from an overhead satellite.

The list of charges adopted by resolution of the Board of Supervisors, and not a part of this chapter, to cover the costs of administering the review, decision and/or appeal processes required for a development proposal, such costs to be borne by the developer, paid in advance, and subject to periodic revision by the Board.

See "buffering."

An area on a business lot set aside to maneuver and position trucks to load and unload products required or made by the business.

The minimum distance a building or structure must be removed from an adjacent lot line, as required by this chapter in the various zone districts. Distance between lot line and building shall be measured along a line at right angles to the lot line.

Any device, placard or structure affixed to a building, structure or to the ground that uses any graphics, symbols or writing to visually communicate a message to the public. An animated sign relies on flashing lights or movement of some element of the sign to attract attention. An identification sign carries only the name and address of the property owner, and the types of home occupation on the premises and phone number, if applicable.

See "dwelling."

The location of a land use, whether an entire lot or property or a part that is developed for the use.

An establishment operated for social, fraternal, recreational and/or educational purposes, open only to members and their guests.

Is a solar energy system which exists, as the principal use of the property, to generate energy for transmission into the energy grid system, or for transmission to property other than on which it is located.

Any solar panel, solar collector or other solar energy device, or collection thereof, or any structural design feature, including, but not limited to, associated buildings, structures and electrical or piping infrastructures, mounted on a building or on the ground, and whose primary purpose is to provide for the collection, storage and distribution of solar energy for heating water or air or for producing electricity.

Is a structure containing one or more receptive cells, the purpose of which is to convert solar energy into usable electrical energy by way of a solar energy system.

A land use that may be approved by the Zoning Hearing Board (see Part 9). Special exception uses are site specific and require added consideration because they have, in the wrong location, the potential to create conditions that could degrade adjoining properties and/or the surrounding neighborhood. Special exception uses are listed in § 27-402, Subsection 1 of this chapter.

A verbatim transcription of testimony taken at a public hearing by a professional stenographer.

Revisions to a building or structure that change the dimensions of the exterior envelope or that change the interior components that support the building or structure.

Any man-made construction in, on, or over the ground and attached thereto. The term structure includes buildings.

One of at least three but not more than eight attached dwelling units, each unit with at least two means of egress directly to the outside, and with no part of one unit above or below another unit. A townhouse group is the connected units in one building surrounded by open space.

An individual or firm with expertise in civil engineering hired by the Township to advise on matters of land development and represent the Township's interests without conflicts created by other client relationships.

A person who is not related by blood, marriage or adoption to other persons all of whom are occupying the same dwelling unit.

A medical facility outside of a hospital or small-format hospital where ambulatory patients can be treated on a walk-in basis, without an appointment, and receive immediate nonemergency care.

A grant by the Zoning Hearing Board allowing an owner to use a lot for a permitted use but not wholly in accord with the provisions of this chapter because the Board finds that strict conformance would result in a hardship not created by the owner but depriving him of reasonable development of the lot. A variance is a minimum deviation from the regulations intended to cure the hardship but not cause detrimental conditions for abutting property owners or the public at large.

An apartment whose access to the outside is via stairs when an elevator is generally not available.

Is a facility containing one or more wind energy conversion systems that produce electricity through use of a wind driven turbine generator, including any associated structure, tower, pad, transformer, electrical transmission lines, or equipment, which facility produces electricity for commercial purposes and is the principal use of the property.

Is a wind-driven machine that converts wind energy into electrical power, including any associated structure, tower, pad, transformer, electrical transmission lines or equipment.

The open space along the front, sides and rear of a lot, between the lot lines and adjacent setback or building lines, the width of which is specified for each type of yard within each zoning district by this chapter. Development within yard areas is restricted.

The controls imposed by this chapter that define the uses of land and buildings and the intensity of such uses that may occur within a zoning district, such controls to be applied uniformly throughout the district.

A contiguous area of land on all parts of which the same uniform opportunities for development apply.

The perimeter line completely enclosing a zoning district.

A body appointed by the Board of Supervisors to examine and decide requests for special exception uses and appeals for variances or from decisions of the Zoning Officer, to hear testimony regarding the validity of this chapter upon development, and to decide other issues specified in this chapter.

The plan of zoning districts for Harmar Township as initially adopted and subsequently amended. The Official Zoning Map (§ 27-301), located in the Township office, shows the current zoning district boundaries and supersedes all other Zoning Maps.

A person appointed by and responsible to Board of Supervisors to enforce the regulations of this chapter in accordance with its literal terms, and to carry out other duties as specified by this chapter (see § 27-1201).