A private drive, other than a driveway, which provides for vehicular access between a street and a parking area, loading area, drive-in and/or drive-through service window or other facility within a land development.

An establishment open to the general public or a private club open to members, except persons under the age of 18 years, which is used and occupied for one or more of the following activities:

A commercial establishment or use primarily engaged in outdoor and indoor display, sale, lease, rental and storage of farm equipment, tools, implements and machinery, and/or a building used for the repair, improvement and installation of parts and accessories for farm equipment.

A principal or accessory structure constructed primarily for retail sale of agricultural products such as fresh fruits, vegetables, herbs or plants during the harvesting season.

An enterprise that is actively engaged in the commercial production and preparation for market of crops, livestock and livestock products in the production, harvesting and preparation for market or use of agricultural, agronomic, horticultural, silvicultural and aquacultural crops and commodities. The term includes an enterprise that implements changes in production practices and procedures or types of crops, livestock, livestock products or commodities produced consistent with practices and procedures that are normally engaged by farmers or are consistent with technological development within the agricultural industry.

The accessory utilization of farms, lands located in an Agricultural District, or lands used for the production of "agricultural commodities" (as defined in Chapter 281, Article I, of this Code) regardless of the zoning district in which the land is located, for uses, other than normal agricultural operations, that center on family-oriented entertainment, education, and/or recreation with agricultural influence and focus. Such entertainment, education, and/or recreation is directly related to agriculture, but is clearly secondary and incidental to normal agricultural operations. Examples of agritainment include, but are not limited to, corn mazes, apple or pumpkin picking, hayrides, farm markets, event centers, wedding venues, or wineries, that utilize or sell agricultural commodities that are grown on site in furtherance of such entertainment, education, and/or recreation.

Tourism that results from the presence of agritainment facilities within a certain geographic region.

The highest point of an airport's usable landing area measured in feet above sea level. The airport elevation of the airport is 750 feet above sea level.

Any structure or object, natural or man-made, or use of land which obstructs the airspace required for flight or aircraft in landing or taking off at an airport or is otherwise hazardous as defined in 14 CFR Part 77 and 74 Pa.C.S.A. § 5102.

Any area of land or water upon which an airport hazard might be established if not prevented as provided for in this chapter and the Act 164 of 1984 (Pennsylvania Laws Relating to Aviation).[3]

Facilities for the storage, maintenance, takeoff and landing of fixed wing, motorized aircraft.

As applied to a building or structure, any change or rearrangement in the total floor area, or an enlargement, whether by extending on a side or by increasing in height.

Any change in the supporting members of a building or structure, such as bearing walls, columns, beams or girders.

For the purpose of this chapter, an alternative energy system shall include geothermal heat pumps, outdoor hydronic heaters, solar and wind energy systems, and anaerobic digesters.

A change which includes revisions to the zoning text and/or the Official Zoning Map.[4] The authority for any amendment lies solely with the Board of Supervisors.

An establishment used primarily for the treatment of animals by a veterinarian. Overnight and outside boarding of such animals shall be for animals receiving medical or surgical treatment only.

Any landowner, lessee or his authorized agent who submits plans, data and/or application to the Zoning Officer or other designated Township official for the purpose of obtaining approval thereof.

An imaginary surface longitudinally centered on the extended runway center line and extending outward and upward from each end of the primary surface. An approach surface is applied to each end of the runway based on the planned approach. The inner edge of the approach surface is the same width as the primary surface and expands uniformly depending on the planned approach. The approach surface zone, as shown on Figure 1,[5] is derived from the approach surface.

A self-propelled motor vehicle designed for the conveyance of persons or property requiring a registration plate by the Commonwealth of Pennsylvania for operation upon public highways; including trucks, recreational vehicles and motorcycles.

(See "density" and "maximum development density.")

A story having part, but not more than 1/2 of its height below the average level of the adjoining ground. A "basement" shall be considered as a story in determining compliance with building height restrictions.

An accessory use to a single-family detached dwelling containing not more than six guest rooms, which are used by not more than 12 guests, utilizing overnight accommodations for rental fee.

A building arranged or used for lodging, with or without meals, for compensation, but in which no provision is made for cooking in any individual room or suite. No medical or personal care is provided to boarder or roomers by the operators of the facility.

See "riding academy (or boarding stable)."

An area of land, structure or facility to launch and retrieve recreational boats from a trailer.

Any area of land or any structure principally used for the permanent or temporary storage of boats for financial gain.

A naturally vegetated or re-vegetated area established or managed to protect structures and aquatic, wetland, shoreline, and terrestrial environments.

Any structure on a lot, having a roof supported by columns or walls and intended for the shelter, housing or enclosure of persons, animals or property of any kind. (See "structure.")

The total area taken on a horizontal plane at the mean level of the ground surrounding the principal building and all accessory buildings.

A building's vertical measurement, from the average ground level at the corners of the building to the highest point of the roof.

A line parallel to the front, side, or rear lot line set so as to provide the required yard.

The diameter of a tree trunk measured six inches above the ground for a tree measuring up to and including four inches in diameter and 12 inches above the ground for a tree measuring above four inches in diameter. The term applies to nursery stock.

A lot, tract or parcel of land upon which two or more campsites are located or established, intended and maintained for occupancy by transients in recreational vehicles or tents.

A plot of ground within a campground intended for occupancy by a recreational vehicle or tent.

Establishments which provide food, shelter, personal assistance, supervision and/or medical or other health and social related services for individuals not in need of hospitalization, but who, because of age, illness, disease, injury, convalescence or physical or mental infirmity, need such care.

An accessory structure not totally enclosed which is primarily designed or used for parking automobiles.

A story having more than 1/2 of its clear height below the average level of the adjoining ground. A cellar shall not be considered in determining the number of stories or building height.

Land used or intended to be used for the burial of the deceased, including columbariums or mausoleums.

A certificate, issued by the Zoning Officer, which permits the use of a building in accordance with the approved plans and specifications and certifies compliance with the provisions of law for the use and occupancy of the land and structure in its several parts, together with any special stipulations or conditions of the zoning/building permit.

Premises or buildings for social, recreational or administrative purposes for organizations catering exclusively to members and their guests which are not conducted for profit, provided there are not conducted any vending stands, merchandising or commercial activities except as required for the membership of such club. Clubs shall include, but not be limited to, service and political organizations, labor unions, as well as social and athletic clubs. Club rooms, grounds and meeting halls shall not include adult regulated facilities, golf courses, shooting ranges, nightclubs, campgrounds or airports, unless the respective requirements of this chapter are satisfied.

Any facility or use whose main purpose is to provide the general public with an amusing or entertaining activity and where tickets are sold or fees are collected for the activity:

All the real property and improvements, owned in common by residents within the development, which is served by the facilities. Common facilities include, without limitation, landscaped areas, buffers, greenway land not included within title lines of any privately owned lot, and street rights-of-way not dedicated to the municipality.

A parcel or parcels of land or an area of water or a combination of land and water within a development site suitable for and designed and intended for the use or enjoyment of residents of the development, not including streets, off-street parking areas, and areas set aside for public facilities. Common open space shall be substantially free of structures, but may contain such improvements as are in the development plan as finally approved and as appropriate for the recreation of residents.

Communication antennas, buildings, structures and towers associated with the communications industry, including wireless towers and antennas, and in accordance with the following definitions.

A nonprofit organization comprised of homeowners or property owners, the function of which is to maintain and administer property owned in common by members of the association or by the association, to protect and enhance the value of the property owned individually by each of the members. Homeowners Associations and Condominium Associations are types of Community Associations.

The most recently adopted version of the Official Comprehensive Plan, Lower Windsor Township, York County, PA, including any amendments.

Real estate, portions of which is designated for separate ownership and the remainder of which is designated for common ownership solely by the owners of those separate portions, in accordance with the Pennsylvania Uniform Condominium Act 1980-82, as amended.[6]

An imaginary surface extending outward and upward from the periphery of the horizontal surface at a slope of 20 feet horizontally to one foot vertically for a horizontal distance of 4,000 feet. The conical surface zone, as shown on Figure 1,[7] is based on the conical surface.

A large, privately owned lot-comprising part of an area of open land. The purpose of the conservancy lot is to provide surrounding residents with visual access to greenway land, while keeping the land under private ownership and maintenance. Only a small portion of such lots may be developed; the remainder must be protected through conservation easements and used in conformance with standard for greenway land. Public access to conservancy lots is not required.

Lands upon which unique natural features and resources are located in conservation subdivisions. All primary conservation areas are required to be located within greenway lands.

Lands containing secondary resources that are conserved as a part of greenway land.

Selected resources listed in this chapter, multiplied by a protection factor and totalled.

An establishment of 5,000 square feet or less of gross floor area, selling a variety of goods, comprised primarily of food and beverages, generally purchased in small quantities. It is the intention of this definition not to include small grocery, specialty or gourmet stores but to include quick service retail establishments which are characterized by high traffic generation and rapid turnover of customers.

An establishment primarily engaged in the on-site repair or production of goods by hand manufacturing often involving only the use of hand tools or domestic mechanical equipment, and the incidental direct sale to consumers of only those goods produced on site. Cottage industries are more intensive than a home occupation although they are often accessory to a principal residential use. Typical uses include arts and crafts such as ceramic studios, candle making shops and jewelry manufacturing; small engines repair; metalworking, blacksmith and tool sharpening shops; carriage, buggy, wagon and related accessories, manufacturing, sales and service; carpenters, electricians, plumbers, masons, other construction tradespersons; woodworking, furniture, and cabinet making shops; bakeries, butchers and similar shops; and tailor, seamstress and shoe repair shops.

A building containing a furnace for reducing dead bodies, either animal or human, to ashes by burning.

The diameter of a tree trunk measured 4.5 feet above the ground at the base of the tree. If a tree divides or splits into multiple trunks below 4.5 feet, the trunk is measured at its most narrow point beneath the split. The term applies to trees in the field (not nursery stock).

A legal document which places restrictions on the amount and type of development which can occur on a parcel of land in the sending area from which development rights have been apportioned and transferred. (See "sending area.")

A legal document which grants transfer of ownership of development rights and provides for the attachment of the transferred development rights to a specific parcel in the receiving area. (See "receiving area.")

(See "base density" and "maximum development density.")

The right to construct a specified amount of development according to this chapter. Said rights can be transferred from parcels within the sending area where the Township desires only limited development, so that the development potential which they represent may occur on other lands where more intensive development is deemed to be appropriate and desirable, specifically the receiving area. One development right must be used for:

The number of development rights granted to the property.

The number of development rights which may be used on the tract (base density).

A commercial use involving a customer being able to order and receive food or other items or make financial transactions while the customer remains within their vehicle.

A private minor vehicular right-of-way providing access between a street and a garage, carport or other parking space for a single-family or two-family dwelling. (See "access drive.")

A building or structure designed for living quarters for one or more families, including mobile homes; but not including motels or hotels, boardinghouses or rooming houses, convalescent or nursing homes or other accommodations used for transient occupancy.

One or more rooms used for living and sleeping purposes and having a kitchen with fixed cooking facilities arranged for occupancy by one family.

A public eating place where food is prepared and sold for either on-premises or off-premises consumption, with no drive-in or drive-through service.

Notice given by a municipality through the internet of the time and place of a public hearing and the particular nature of the matter to be considered at the hearing, pursuant to 53 P.S. § 10109.

Federal Aviation Administration of the United States Department of Transportation.

One or more persons who live in a dwelling unit and maintain a common household. May consist of a single person or two or more persons, whether or not related by blood, marriage or adoption. May also include domestic servants and gratuitous guests, but not occupants of a club, group quarters or rooming house.

A farmstead occupation including the provision of services or production and sale by persons in residence, of incidental agricultural goods, supplies, repairs and traditional trades, arts and crafts, and may include farm tours; petting, feeding, and viewing of farm animals; hayrides; annual festivals; crop mazes; animal walks; and horse and pony rides. This definition does not include sawmill operations.

Any parcel or parcels of land which are used for a principal agricultural use, including an associated single-family dwelling and other necessary farm structures within the prescribed limits and the use, repair, maintenance and storage of equipment customarily incidental to the primary use.

A commercial enterprise consisting of one or more buildings, structures or portions of buildings or structures, either permanent or temporary, used primarily for the retail sale of agricultural goods produced on farms within the farming community as defined herein, but also may include associated products, including but not limited to commercially packaged handicrafts and/or processed or packaged foodstuffs.

For the purposes of this chapter, the farming community shall include those individuals and businesses associated and affiliated with farming and agriculture, within, but not limited to, south central Pennsylvania and northern Maryland.

An establishment involved in the processing and storage of feed and grain.

The sum of the gross horizontal areas of the several floors of a building, excluding cellar, basement and attic floor areas not devoted to the principal use, including the area of roofed porches and roofed terraces. All dimensions shall be measured between exterior faces of walls.

The sum of the horizontal areas of all rooms used for habitation such as living room, dining room, kitchen, bathroom, or bedroom, but not including hallways, stairways, cellars, attics, service rooms or utility rooms, closets, nor unheated areas such as enclosed porches. Earth-sheltered dwellings, designed as such shall include the aggregate of area used for habitation as defined above whether or not all or a portion is below ground level.

A tract of land containing at least 10 acres utilized in its entirety for the production of forest products and/or the maintenance of a sanctuary for wildlife (no domestic animals).

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 plane of the facade of the building closest to the street right-of-way excluding stoops, porticos, open colonnades, and open porches.

The portion of a lot abutting the street right-of-way.

An establishment used primarily for human funeral services, which may or may not include facilities on the premises for embalming, performance of autopsies or other surgical procedures, storage of funeral-related supplies and vehicles, and sale of funeral equipment as an accessory activity. Does not include facilities for cremation.

A garage having its vehicular entry door facing the street.

An accessory building for the storage only of one or more automobiles and/or vehicles accessory and incidental to the primary use of the premises, provided that no business, occupation, or service is conducted for profit therein.

A garage having its vehicular entry door facing an alley or rear lane.

A garage having its vehicular entry door facing the side yard.

Any use of land, unenclosed, except for fencing, for the raising of grass, flowers, vegetables, crops, trees, or other botanical objects of natural growth, generally for the use and/or consumption by the occupants of the premises, but not including accessory structures used for the same purpose.

An area of land, publicly or privately owned, designed for playing the game of golf, including clubhouse, equipment and material storage and driving ranges.

An area of greenway land, surrounded by streets on at least two and often three or four sides, around which dwellings are organized.

A use primarily involved in horticulture which includes the sale of plants grown on the premises and related goods and materials, as well as the storage of equipment customarily incidental and accessory to the primary use.

A parcel or parcels of land and/or water, within a conservation subdivision, set aside for the protection of natural and cultural resources. "Greenway land" consists of primary and secondary conservation areas and is permanently restricted against further development. The terms "greenway" and "greenway land" are synonymous.

A room which is intended, arranged or designed to be occupied or which is occupied by one or more guests, but in which no provision is made for cooking. Guest rooms shall be within or attached to the principal residence and shall be a part of the residential utility (sewer, electric, etc.) service line.

A dwelling for the transitional institutionalized supervision of individuals who are involved in drug or alcohol rehabilitation and/or individuals who have violated the law and who are sent to a halfway house upon release from, or in lieu of being sent to, a penal institution.

The storage, sales and/or service of a moveable or transportable vehicles or other apparatus commonly used in commercial, industrial or construction enterprises, including, but not limited to, trucks, trailers, bulldozers, cranes, backhoes, rollers, loaders, lifts, etc., having a gross weight of 4.5 tons or more.

A linear plant community dominated by trees and/or shrubs. Hedgerows often occur along roads, fence lines, property lines, or between fields, and may occur naturally or be specially planted (e.g., as a windbreak).

For the purpose of airport zoning determining the height limits in all zones set forth in this chapter and shown on the Zoning Map, the datum shall be mean sea level elevation unless otherwise specified. All other references to height shall carry its customary meaning.

Any structure that is:

A business or commercial activity other than a no-impact home-based business that is conducted as an accessory use to a principal dwelling.

A nonprofit organization comprised of homeowners or property owners, planned and operated under negotiated and approved rules and regulations, for the purpose of administering the needs of residents through the maintenance of community owned property. This term is synonymous with "property owners' association."

An imaginary plane 150 feet above the established airport elevation that is constructed by swinging arcs of various radii from the center of the end of the primary surface and then connecting the adjacent arc by tangent lines. The radius of each arc is based on the planned approach. The horizontal surface zone, as shown on Figure 1,[8] is derived from the horizontal surface.

A place for the diagnosis, treatment, or other care of humans and having facilities for in-patient care including such establishments as a sanitarium, sanatorium, or preventorium.

A building wherein persons regularly assemble for religious worship and which is maintained and controlled by a religious body organized to sustain public worship, together with all accessory buildings and uses customarily associated with such primary purpose including rectories, convents and church-related schools and day-care facilities. Includes synagogue, temple, mosque, or other such place for worship and religious activities.

Small, domestic animals that are customarily kept in the house or residential yard for the company or enjoyment of the owner, such as, but not limited to, dogs, cats, rabbits, birds, rodents, fish and other such animals that pose no threat, harm or disturbance to neighboring residents or properties. "Household pets" should not be considered "livestock."

Those paved surfaces that do not absorb precipitation. Areas including, but not limited to, parking areas, driveways, roads, sidewalks, patios and any similar areas of concrete, brick, stone or asphalt shall be considered impervious surface. In addition, all buildings and structures shall be considered as impervious surfaces for computation of lot coverage.

Enterprises in which goods are generally mass produced from raw materials on a large scale through use of an assembly line or similar process, usually for sale to, wholesalers or other industrial or manufacturing uses. Uses include, but are not limited to those involving manufacturing; processing; packaging; printing, publishing and binding; production; testing of materials, goods and products; conversion and assembly; industrial laundries; repair of large appliances and equipment; machine shops, and welding shops.

A tract of land.

Predominantly nonnative tree, shrub, vine, or herbaceous species that grow or reproduce aggressively, usually because they have few or no natural predators, and which can so dominate that they out-compete many native plant species.

Scrap, copper, brass, rope, rags, batteries, paper, trash, rubber debris, waste iron, steel, and other old or scrap ferrous or nonferrous material, including wrecked, ruined, dismantled, abandoned, nonoperable, disabled or junked motor vehicles or parts thereof, or motor vehicles no longer used as such.

Any automobile, construction equipment, motorcycle, truck, or vehicle that is wrecked, or inoperable, partially or wholly dismantled of any motor, drive train, window, door, fender, hood, trunk lid, grill, wheel or bumper.

Yard, lot or place, covered or uncovered, outdoors or in an enclosed building, containing "junk" as defined herein, upon which principally occurs one or more acts of buying, keeping, dismantling, processing, recycling, salvaging, selling or offering for sale, any such junk, in whole units or by parts for a business or commercial purpose, or for the storage of six or more junked motor vehicles outside of any building or enclosure, but shall not include a transfer station or a recycling center.

Any building or buildings and/or land used for the sheltering, boarding, breeding or training of six or more dogs, cats, fowl or other small domestic animals at least four months of age and kept for purposes of profit, but not to include riding academy, or livestock, animals and fowl raised for agricultural purposes. A kennel operation may include accessory uses such as animal grooming.

Any activity which exposes soil, alters topography and/or alters woody vegetation, except for removal of a safety hazard, diseased trees, or invasive vegetation.

For purposes of this chapter, land shall be considered of low quality for agricultural use if:

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 lease to exercise the rights of the landowner, or other person having a proprietary interest in land.

Large animals, including, but not necessarily limited to, the following: horses, ponies, donkeys, mules, cattle, sheep, goats or swine but also includes poultry. "Livestock" shall not be considered "household pets."

A designated parcel, tract or area of land established by a plat or otherwise as permitted by law and to be used, developed or built upon as a unit.

The area contained within the property lines of an individual parcel of land as shown on a land development plan, excluding any area within a street right-of-way, but including the area of any easement.

A percentage which when multiplied by the lot area will determine the permitted area that can be covered with an impervious surface.

The lines bounding a lot as described in the recorded title. Also referred to as "property lines."

A lot which has been recorded in the office of the York County Recorder of Deeds.

For lots having radial side property lines and at least 50 feet of public road frontage (as measured along the street line) the distance between the side property lines as measured along a uniform building setback line; for corner lots, the distance between a side or rear property line and a front property line as measured along a continuous minimum building setback line; for all other lots, the distance between the side property lines as measured along a continuous minimum building setback line.

Notice given by a municipality by first-class mail of the time and place of a public hearing and the particular nature of the matter to be considered at the hearing, pursuant to 53 P.S. § 10109.

A street or highway designated in the Lower Windsor Township Comprehensive Plan as an existing or planned arterial or collector street.

Establishments engaged in the mechanical or chemical transformation of materials or substances into new products including the assembling of component parts, the manufacturing of products, and the blending of materials such as lubricating oils, plastics, resins or liquors.

A facility providing a boat dock and launch and which may include facilities for renting, storing, servicing, fueling, berthing and securing boats as well as eating and retail facilities and the sale of fuel.

A commercial establishment or use primarily engaged in the sale, rental, repair and/or sale of boats and marine vessels.

The maximum density of residential and/or nonresidential development permitted on a parcel of land. (See "base density" and "density.")

Any building or group of buildings occupied by medical practitioners and related services for the purpose of providing health services to persons on an outpatient basis.

The searching for or removal of rock, soil or mineral from the earth by excavating, stripping, mining, leveling, or any other process, but exclusive of excavations or grading involved in the construction of a building. Also includes any processing operations in connection with the above activities.

Any aggregate or mass of mineral matter, whether or not coherent. The term includes, but is not limited to, limestone and dolomite, sand and gravel, rock and stone, earth, fill, slag, iron ore, zinc ore, vermiculite and clay, anthracite and bituminous coal, coal refuse, peat and crude oil and natural gas.

A facility providing for the enclosed storage of household items, recreational equipment and/or classic or antique automobiles where said items are retained for direct use by their owner who shall have direct access thereto without intermediate handling by the proprietor of the facility.

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 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 has been so designated and improved that it contains two or more mobile home lots for the placement thereon of mobile homes.

An open lot for the retail sale and outdoor display of new or used mobile homes.

A group of attached or detached buildings containing sleeping rooms or living units with accessory facilities designed for temporary use by automobile tourists or transients including auto courts, motor lodges and similar establishments.

The Pennsylvania Municipalities Planning Code, Act of July 31, 1968 P.L. 805, No. 247, as reenacted and amended.[9]

A multifamily dwelling constructed by converting an existing building into more than two dwelling units, without substantially altering the exterior of the building.

An accessory use to a principal single-family detached dwelling that is not contained upon a farm, whereupon livestock as defined herein, are kept for noncommercial and domestic use exclusively by the residents of the site.

A lot the area or dimension of which was lawful prior to the adoption or amendment of this chapter, 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 any amendment heretofore or hereafter enacted, where such structure lawfully existed prior to the enactment of this chapter or amendment or prior to the application of this chapter or amendment to its location by reason of annexation. Such nonconforming structures include, but are not limited to, nonconforming signs.

A use, whether of land or of a structure, which does not comply with the applicable use or extent of use provisions in this chapter or any amendment heretofore or hereafter enacted, where such use was lawfully in existence prior to the enactment of this chapter or amendment, or prior to the application of this chapter or amendment to its location by reason of annexation.

A use, structure, lot or dimension in conflict with the regulations of this chapter,

An educational, religious or charitable use which qualifies as "nonprofit" under § 501-C of the Internal Revenue Service Code.

Any structure, growth, or other object, including a mobile object, which exceeds a limiting height set forth by this chapter.

The point on the bank of a stream or watercourse where the presence and/or action of surface water is so continuous as to leave a distinctive mark by erosion, destruction of terrestrial vegetation, predominance of aquatic vegetation, or other easily recognized characteristic.

The use of land for archery or the discharge of firearms using live ammunition, including but not limited to target, silhouette, skeet, trap, black powder, self-defense or similar recreational and/or professional shooting activities.

The owner of record of a parcel of land.

Pennsylvania Department of Environmental Protection.

Pennsylvania Public Utility Commission.

Any tract or contiguous tracts of land in the same ownership and contained in the same deed. Land separated by an existing state or Township road shall be considered contiguous.

Any area that is predominately open space, principally for active or passive outdoor recreation which is open to the public. A park may include amenities such as ball fields, tennis courts, trails, restrooms, picnic tables, cooking grills and similar facilities. A park shall not include improvements for or permit campsites, motorized recreation, such as go-carts or arcade games, carnival rides or similar activities.

A building where passenger vehicles may be stored for short-term, daily, or overnight off-street parking.

An open lot where passenger vehicles may be stored for short-term, daily, or overnight off-street parking.

An off-street space available for the parking of one motor vehicle and having direct usable access to a street or lane.

Pennsylvania Department of Transportation.

Personal service businesses shall include barber and beauty shops; self-service laundry and dry-cleaning establishments; laundromats; radio and television repair; repair shops for home appliances, tools, bicycles, guns, locks, shoes and watches; tailor and dressmaking shops, pet grooming shop or any other establishment of similar nature providing personalized service to customers.

A map, plan or layout showing the subdivision of land or land development, whether preliminary or final, and indicating the location and boundaries of individual properties.

When used in connection with natural and historic resources, shall include means to conserve and safeguard these resources from wasteful or destructive use, but shall not be interpreted to authorize the unreasonable restriction of forestry, mining or other lawful uses of natural resources.

See "conservation areas, primary."

An imaginary surface longitudinally centered on the runway, extending 200 feet beyond the end of paved runways or ending at each end of turf runways. The elevation of any point on the primary surface is the same as the elevation of the nearest point on the runway center line. The primary surface zone, as shown on Figure 1,[10] is derived from the primary surface.

Land used for agricultural purposes that contains prime agricultural soils.

Soils of the first, second or third class as defined by the most recent edition of the United States Department of Agriculture Natural Resources Conservation Service York County Soil Survey.

A building in which is conducted the principal use of the lot on which it is located.

Not publicly owned, operated or controlled.

A function which involves only the cleaning, sorting, sizing, packaging or any combination thereof, of products and materials.

An establishment for professional, executive and administrative offices which generally operates on an appointment basis. Business offices shall include advertising agencies, opticians' offices, personnel agencies, and travel and ticket agencies. Professional offices shall include offices of accountants, actuaries, architects, attorneys, clergy, dentists, designers, engineers, insurance and bonding agents, manufacturing representatives, physicians, real estate agents, teachers, and miscellaneous consulting services. Also included are offices of a bank, savings and loan association, credit or loan company, collection agency, or stock and bond broker.

Owned, operated, or controlled by a government agency (federal, state, county or municipal - Including a corporation created by law for the performance of certain specialized governmental functions and the Board of Public Education).

A formal meeting held pursuant to public notice by the governing body or planning agency, intended to inform and obtain public comment, prior to taking action in accordance with this chapter and the MPC.

A forum held pursuant to notice under 65 Pa.C.S.A. Ch. 7 (relating to open meetings).

Notice published once each week for two successive weeks in a newspaper of general circulation in the municipality. Such notice shall state the time and place of the hearing and the particular nature of the matter to be considered at the hearing. The first publication shall not be more than 30 days and the second publication shall not be less than seven days from the date of the hearing.

An office of a governmental agency, social service organization, Magisterial District Judge, notary, public or private utility or political organization.

A municipal sanitary sewer system, or a comparable common or package sanitary facility, approved and permitted by the Pennsylvania Department of Environmental Protection.

The provision of electric, gas, oil or telecommunications service, generation, distribution or transmission by a person corporation or other entity regulated by the Pennsylvania Public Utility Commission. As used in this chapter, "public utility" shall not include a person, corporation or other entity providing sanitary sewer service or water service.

A municipal water supply system, or a comparable public water facility, approved and permitted by the Pennsylvania Department of Environmental Protection.

A line that both:

A zoning district in which development rights transferred from a sending area are permitted to be used.

Any portable or mobile vehicle used or designed to be used for travel, recreation and/or temporary living purposes. A "recreational vehicle" shall include motor home, travel trailer, camper, snowmobile, golf cart, three- or four-wheel all-terrain vehicle, trail/dirt bike, boat, airplane or other similar vehicle.

This use includes facilities for basic and applied laboratory research or experimental study, testing or analysis in the natural sciences, including educational activities incidental or accessory to such research. This use shall include, but not be limited to, biotechnology, pharmaceuticals, genetics, plastics, polymers, resins, coatings, fibers, fabrics, films, heat transfers, and radiation research, but not facilities for the manufacture or sale of products, except those incidental to research activities. This use shall not require the use of heavy equipment (such as construction equipment) and shall be free of dust, smoke, fumes, odors or unusual vibrations and noise.

A tract of land -

A facility or land area that is used for any one or a combination of the following use types:

Resources consisting of one-hundred-year floodplain (including the floodway), wetlands and prohibitive steep slopes (above 25%). In conservation subdivisions, all lands containing primary resources are called "primary conservation areas."

All natural or cultural features outside primary conservation areas that are worthy of conservation by inclusion in greenway land. See a prioritized list of such features in § 410-22F of Chapter 410, Subdivision and Land Development. Lands containing secondary resources that are conserved are called "secondary conservation areas."

An establishment where horses are kept for riding or driving, or are stabled for compensation. It may be established as a principal use or as an accessory use incidental to the operation of any club, association, or similar establishment. Riding academies or boarding stables may include indoor and/or outdoor riding rings, paddock, and other buildings and structures accessory and incidental to the principal use.

A right of passage across land occupied or intended to be occupied by a street, crosswalk, railroad, electric transmission line, oil or gas pipeline, water main, sanitary or storm sewer main, shade trees, or for another special use. If the right-of-way involves maintenance by a public agency, it shall be dedicated to public use by the maker of the plat on which such right-of-way is established. For the purpose of this chapter, also includes easements.

A defined area of an airport prepared for landing and takeoff of aircraft along its length.

The latest version of Chapter 410, Subdivision and Land Development, as may be amended.[11]

The provision of sewage collection, disposal and/or treatment by a municipality, municipal authority, homeowners' association or a person, corporation or other entity regulated by the Pennsylvania Public Utility Commission, to two or more residential users in the Residential or Village Districts, or one or more commercial or industrial user.

Any accessory structure capable of receiving radio or television signals from a transmitter or transmitter relay located in planetary orbit.

A principal use consisting of a building, structure, or area where timber is cut, sawed or planed, either to finished lumber, or as an intermediary step and may include facilities for the kiln drying of lumber and may include the distribution of such products on a wholesale or retail basis. The processing of timber may be from the property on which it is located, from adjoining property or from other properties removed from the sawmill.

An educational facility operated as a gainful business whereby some form of instruction or training is offered to those enrolled. The range of curriculum can include all levels of academic instruction, business and technical programs and artistic, dance, and musical training. "Commercial schools" are principal uses that are neither home occupations nor day-care operations.

A facility, either public or private, offering instruction in any branch of knowledge under the supervision of the Commonwealth of Pennsylvania or a lawfully constituted ecclesiastical governing body, person, partnership or corporation meeting the requirements of the Commonwealth of Pennsylvania.

Evergreen and/or deciduous trees and bushes, walls, fences or earth berms of sufficient height and density to conceal from the view of property owners in adjoining districts, or on adjoining lots, the structures and uses on the premises on which the screen planting is located. Plantings, including trees and shrubs, are typical of species and varieties native and/or grown in climatic conditions similar to local climatic conditions.

See "conservation areas, secondary."

A zoning district containing the land-based resource which the transfer of development rights program is designed to protect and from which development rights will be transferred or "sent."

The prescribed open area on a lot, unobstructed from the ground upward, except as modified in § 470-25 of this chapter.

A line within a property and parallel to a property or street line which delineates the required minimum distance that must be provided between a structure or building and an adjacent street line and/or property line.

A method of sewage disposal whereby sewage effluent is collected in a sealed tank or containment vessel and subsequently pumped out and transported to an appropriate Pennsylvania Department of Environmental Protection approved sewage treatment or disposal facility by a licensed operator.

Sewage pump and haul by a licensed pump and haul operator, for a period not to exceed 60 days, from an existing, malfunctioning septic system in need of immediate repair.

Sewage pump and haul for more than two years to one existing single-family residence or a commercial establishment where no other sewage disposal method is feasible.

Sewage pump and haul for two years or less to one or more residential structures during the construction of a sanitary sewer treatment facility which will provide permanent sanitary sewage treatment. Financial security as determined by the Township Engineer shall be in place to cover the costs of such interim sewage disposal. Temporary sewage pump and haul operation may be permitted to become the permanent method of sewage disposal only with approval as a permanent sewage pump and haul.

Ultimate sexual acts, normal or perverted, actual or simulated, involving a person or persons, or a person or persons and an animal, including acts of masturbation, sexual intercourse, fellatio, cunnilingus, analingus or physical contact with a person's nude or partially denuded genitals, pubic area, perineum, anal region, or, if such person be female, a breast.

A sexually oriented and explicit showing or exhibition, by any means or manner, which presents or exposes to the viewer the following anatomical areas: the human genitals, pubic area, perineum, buttocks or anal region, with less than a fully opaque covering; the covered human male genitals in a discernible turgid state; the postpubertal, full or partially developed human female breast with less than opaque covering of a portion thereof below the top of the areola or nipple.

Where day/night or weekday/holiday schedules allow for the use of off-street parking spaces by more than one user. Where persons using the spaces are unlikely to need the spaces at the same time such as with meeting halls and houses of worship.

A group of stores planned and designed to function as a unit for the site on which it is located with off-street parking and landscaping provided as an integral part of the unit.

The ownership of a lot by one or more persons which ownership is separate and distinct from that of any abutting or adjoining lot.

The classifications used in this chapter are defined in the most recent edition of the United States Department of Agriculture Natural Resources Conservation Service York County Soil Survey. Class I shall be considered the highest classification and Class VIII shall be considered the lowest classification. Unless otherwise specified, differentiation between prime agricultural soils and nonprime agricultural soils shall be sufficient soil classification under this chapter, prime agricultural soils shall be considered a higher classification than nonprime agricultural soils.

The most recent edition of the United States Department of Agriculture Natural Resources Conservation Service York County Soil Survey.

Garbage, refuse and other discarded materials including, but not limited to, solid and liquid waste materials, resulting from municipal, industrial, commercial, agricultural and residential activities. Such wastes shall not include biological excrements or hazardous waste materials as defined in the Municipal Waste Planning, Recycling and Waste Reduction Act, Act 101 of 1988,[12] and 25 Pa. Code Ch. 273, as amended, supplemented or revised.

A property or facility, licensed and approved by the Pennsylvania Department of Environmental Protection, for the disposal or storage of solid waste material, including garbage, refuse and other discarded materials including, but not limited to, solid and liquid waste materials, resulting from municipal, industrial, commercial, agricultural and residential activities. Such wastes shall not include biological excrements or hazardous waste materials as defined in the Municipal Waste Planning, Recycling and Waste Reduction Act, Act 101 of 1988,[13] and 25 Pa. Code Chapter 273, as amended, supplemented or revised. The term "solid waste processing facility" includes any appurtenance that supports the operation of the facility, including haul roads, structures or stormwater management facilities.

The granting of the right to use land as authorized by the Zoning Hearing Board under the terms, procedures and conditions prescribed herein.

A use whereby livestock are kept temporarily until slaughtered or shipped elsewhere.

A function involving the deposition of materials, goods, products, or any combination thereof, for safekeeping.

That portion of a building, excluding cellars, included between the surface of any floor and the surface of the floor next above it, or if there be no floor above it, then the space between any floor and the ceiling next above it.

Naturally occurring bodies of surface water, flowing in defined beds or channels shown on the Zoning Map.[14] Flow may be either continuous, or only during wet periods.

A public or private way, excluding driveways and access drives, which affords the principal means of access to abutting properties, intended to be used by vehicular traffic or pedestrians. Includes street, avenue, boulevard, road, highway, freeway, parkway, lane, alley, viaduct and any other dedicated and accepted public right-of-way or private right-of-way.

The officially established grade of the street upon which a lot fronts or in its absence the established grade of other streets upon which the lot abuts at the midway of the frontage of the lot thereon. If there is no officially established grade, the existing grade of the street at such midpoint shall be taken as the street grade.

A line defining the edge of a street right-of-way and separating the street from abutting property or lots. Commonly known as the "street right-of-way line."

Any man-made object having an ascertainable stationary location on or in land or water, whether or not affixed to the land, but excluding patios, driveways, access drives, walkways and parking areas or other at-grade structures. All structures must meet setback requirements. (See "building.")

Any reconstruction, rehabilitation, addition, or other improvement of a structure, that increases the total square footage of the structure by 50% or more, or the cost of which equals or exceeds 50% of the market value of the structure before the "start of construction" of the improvement. This term includes structures which have incurred "substantial damage," regardless of the actual repair work performed.[15]

An establishment which serves primarily alcoholic beverages for mostly on-premises consumption and which is licensed by the Pennsylvania Liquor Control Board. Taverns may also serve food.

The scene terminating the view down a road or street, as at an intersection or on the outside of a curve.

Lower Windsor Township.

An area of land which may comprise the entire area or subpart of a parcel. Individual "tracts" within a parcel of land shall not be constituted separate lots for the purpose of construction, permitting, or for the purposes of this chapter. Such tracts contained within parcels shall be considered descriptive only.

The gross tract area minus the constrained land.

The total amount of land contained within the limits of the legally described property lines bounding the tract.

The relocation of development rights for specified lands which are desired by the Township to be kept undeveloped, but permitting those rights to be transferred from these lands so that the development potential which they represent may occur on other lands within the Township where more intensive development is deemed to be appropriate.

An imaginary surface that extends outward and upward from the edge of the primary surface to the horizontal surface at a slope of seven feet horizontally to one foot vertically. The transitional surface zone, as shown on Figure 1,[16] is derived from the transitional surface.

Any object of natural growth.

An area or building that is the origin and/or destination point of short- and long-distance hauling and/or is used for the purpose of storing, transferring, loading and unloading, in addition to truck parking.

A two-family dwelling constructed by converting an existing building into two units, without substantially altering the exterior of the building.

The specific purpose for which land, a building or a structure is designed, arranged, intended, occupied or maintained.

The permission, granted by the Zoning Hearing Board, following a public hearing that has been properly advertised, for a particular modification to some regulation or provision of this chapter which, if strictly adhered to, would result in an unnecessary hardship, and where the permission granted would not be contrary to the public interest and would maintain the spirit and intent of this chapter.

Any area of land, including structures thereon, that is used for the sale of gasoline or any other motor vehicle fuel and oil and other lubricating substances, including any sales of motor vehicle accessories at retail only, but not including major repairing, body and fender work, painting, vehicle sales or rental or vehicle washing facility.

A building on a lot designed and/or used primarily for mechanical and/or body repairs, storage, rental, servicing, or supplying of gasoline or oil to automobiles, recreational vehicles and similar vehicles.

An open lot for the outdoor display of new or used automobiles, recreational vehicles and similar vehicles when accessory to a vehicle sales, rental or display building.

A building on a lot, designed and used primarily for the washing and polishing of vehicles and which may provide accessory services related to washing and polishing.

A building or group of buildings primarily used for the indoor storage, transfer and distribution of equipment and merchandise.

The provision of drinking water by a municipality, municipal authority, homeowners' association or a person, corporation or other entity regulated by the Pennsylvania Public Utility Commission, to two or more residential users in the Residential or Village Districts, or one or more commercial or industrial user.

The docking, mooring, berthing, or other securing of a watercraft to a pier, wharf, dock, piling, buoy or similar facility (does not include temporary docking.)

Areas that are inundated and saturated by surface or groundwater at a frequency and duration sufficient to support, and that under normal circumstances do support, a prevalence of vegetation typically adapted for life in saturated soil conditions, including swamps, marshes, bogs, and similar areas. Any area meeting the official wetland definition of the U.S. Army Corps of Engineers or the Pennsylvania Department of Environmental Protection, as amended, shall be considered a wetland for the purposes of this chapter. In the event the definition of "wetland" accepted by the U.S. Army Corps of Engineers conflicts with the definition of a "wetland" accepted by the Pennsylvania Department of Environmental Protection, the more restrictive definition shall apply.

A business devoted to the sale of commodities in quantity chiefly to retailers, other merchants, or industrial, institutional and commercial users mainly for resale or business use. Such commodities shall be limited to durable goods, sundries, dry goods and nonperishable items.

Facility that auctions motor vehicles to automobile dealers and not to the general public.

Any activity that 1) alters the existing structure of a woodland or hedgerow, including the cutting or removal of canopy trees, sub-canopy trees, understory shrubs and vines, and herbaceous woodland floor species; 2) constitutes a land disturbance within a woodland or hedgerow. "Woodland disturbance" does not include the selective cutting or removal of invasive plant species. (See "invasive plant species.")

A tree mass or plant community in which tree species are dominant or co-dominant and the branches of the trees form a complete, or nearly complete, aerial canopy. Any area, grove, or stand of mature or largely mature trees (larger than 12 inches dbh) covering an area of 1/4 acre or more, or consisting of 10 individual trees larger than six inches dbh, shall be considered a "woodland." The extent of any woodland plant community or any part thereof shall be measured from the outermost dripline of all the trees in the plant community.

The horizontal distance between a structure and a property or street line.

The duly constituted municipal official designated to administer and enforce this chapter in accordance with its literal terms.