Township of Ross - Land Uses

Accessory Office

The office of realtor, insurance salesman, physician, lawyer, clergyman, teacher or other profession of like character.

Vehicle Parking:
Two off-street parking spaces in addition to spaces otherwise required.

Development Requirements:

Accessory office of realtor, insurance salesman, physician, lawyer, clergyman, teacher or other profession of like character provided that:

(a) The area devoted to the permitted professional use shall be located within the practitioner's dwelling.
(b) There shall be no use of show windows or display or advertising visible outside the premises to attract customers or clients.
(c) The floor area devoted to such professional use shall be equivalent to no more than 25% of the ground area covered by the practitioner's dwelling, excluding the ground area covered by an attached garage or such other similar building.
(d) Frequent and repetitive servicing by commercial vehicles for supplies and materials shall not be permitted.
(e) No external alterations shall be made which involve construction features not customary to dwellings.
(f) No signs shall be permitted.

Adult Related Facilities

A business or establishment which offers its patrons services or entertainment characterized by an emphasis on matter depicting, describing or relating to "specific sexual activities" or "specified anatomical areas."

Animal Day Care

A facility that cares for pet animals for less than 12 consecutive hours in the absence of the pet owner or a facility that cares for pet animals in training with or without the facility owner receiving compensation for such services.

Apartment

Multi-family dwelling units where individual dwelling units share a common access. Each unit shares with other units a common yard area.

Vehicle Parking:
One and one-half off-street spaces for two bedroom units or less, two off-street spaces for three bedroom or more units.

Development Requirements:

(1) Each unit shares with other units a common yard area, which is the sum of the required lot areas of all dwelling units within the building(s).

(a) Minimum lot area per dwelling unit in the R-4 and R-5 districts shall be 1,500 square feet.

(b) Minimum lot area per dwelling unit in the C-1, C-2, and C-3 shall comply § 27-905.

(2) A penthouse is permitted in the R-5 District, located above the uppermost story of a building, which structure is not in excess of 14 feet in height and which contains an area not in excess of 80% of the total area of the floor below. This structure may or may not have dwelling units therein, and the height of the same shall not be included in computing the allowable height of the entire building, if restricted.

Automobile Sales

Bed-and-Breakfast

An owner-occupied single-family dwelling, containing a common kitchen and dining room, in which not more than five guests bedrooms for lodging, long or short-term is provided for compensation and in which meals for lodgers may also be provided. This use shall not include group homes.

Boardinghouse

A dwelling, or part thereof, in which lodging is provided for compensation by an owner or operator to three or more nontransient adults who are unrelated to the provider, and who require no special assistance or service beyond food and shelter.

Vehicle Parking:
One off-street space per sleeping room.

Development Requirements:

(1) A dwelling used for the housing of boarders, roomers or lodgers with or without common eating facilities, including fraternity, sorority, or other buildings of charitable, educational, or philanthropic institutions, subject to the following provisions:

(a) The minimum lot area per sleeping room shall be 1,000 square feet in addition to any other lot area requirements.

(b) Conversion of an existing building for boarding house purposes shall meet the applicable provisions of Subsection 1E.

(c) Lot dimensions shall be as specified in Subsection 1F.

Car Wash

A building, or portion thereof, wherein: (1) one or more vehicles may be washed simultaneously using mechanized laundry equipment or (2) a self-service car wash within a partially enclosed structure.

Vehicle Parking:
One off-street parking space for each 300 square feet of gross floor area, plus one additional space for each full-time employee.

Development Requirements:
(1) All operations of a mechanical car wash including, brushing, steaming and polishing shall take place in an enclosed building. Final spot wiping may be done as the cars exit the wash.
(2) Self-service car washing facilities shall be under a roofed structure which has at least two walls.
(3) Drainage water from the washing operation shall be controlled so that it does not flow or drain onto berms, streets, alleys or other property.
(4) The facility shall be connected to public sanitary and storm sewers.
(5) Driveway entrances shall be located at least 30 feet from the right of way line of the intersection of any public streets.
(6) All access drives and waiting areas shall be paved and shall be large enough to accommodate all traffic at peak operating periods so that the operation shall not conflict with normal street operation. Design plans shall be accompanied by a traffic study showing, but not limited to, projected peak operating capacity in relation to driveway and waiting area design.
(7) Access shall be from an arterial or collector street.

Cemetery

A burial place or graveyard including mausoleum, crematory or columbarium.

Commercial Accessory Structure

Includes, commercial accessory buildings or structures, or uses customarily incidental to the uses permitted in the commercial and industrial districts in connection with such uses, except outside storage.

Commercial Outdoor Display and Storage

A commercial activity in which merchandise is displayed and/or stored outdoors.

Commercial School

Trade or professional school, music or dancing school.

Community Center

Community center, adult education center or other similar facility operated by an educational, philanthropic or religious institution.

Vehicle Parking:
One off-street parking space for each four seats provided for patron use or at least one off-street parking space for each 50 square feet of gross floor area used or intended to be used for service to customers, patrons, clients, guests, or members, whichever requires the greater number of off-street parking spaces, plus one additional space for each full-time employee.

Development Requirements:
(1) Community center, adult education center or other similar facility operated by an educational, philanthropic or religious institution. The use must meet the following requirements:

(a) The use shall not be conducted as a private gainful business.
(b) No outdoor recreation area shall be located nearer to any lot line that the required front yard depth.
(c) Provide the safe and adequate traffic flow.
(d) Prohibit glare due to site lighting.
(e) Provide sufficient screening outdoor play areas to protect the neighborhood from inappropriate noise and other disturbance.
(f) Provide fencing to control pedestrian ingress and egress.
(g) In all districts, access to a collector street is required.

Contracting

Offices and shops such as building, cement, electrical, heating, masonry, painting and roofing.

Convenience Store

A retail store selling foodstuffs and household supplies for the convenience of the neighboring population.

Conversion

The division of an existing single family detached dwelling to two or more apartments as defined herein.

Vehicle Parking:
One and one-half off-street parking spaces per dwelling unit, with maximum of two parking spaces in front yard.

Development Requirements:
(1) All exterior structural changes are subject to the approval of the Board of Commissioners.
(2) Stairways leading to the second or any higher floor shall be located within the walls of the building wherever practical, and stairways and fire escapes shall otherwise be located on the rear wall in preference to either side wall and in no case on a front wall or side wall facing a street.
(3) Minimum lot area per dwelling unit is 2,000 square feet. Yard requirements are applicable upon conversion of the structure. Maximum height of the structure shall not exceed the requirements of the district.

Crafts

Plumbing shop, carpentry shop, cabinet-making, furniture-making and similar crafts.

Day-Care Facility

An establishment in which care is provided for seven or more people at any one time, where the care areas are not being used as a family residence and the provider meets the requirements of day-care facilities as specified by the Commonwealth of Pennsylvania, Department of Public Welfare, the Township Building and Fire Codes, and which is registered with the Township.

Dwelling in Combination

A single-family dwelling unit in combination with an existing or permitted office or commercial use, provided parking requirements for the nonresidential units are met.

Emergency and Municipal Facility

Fire, ambulance, rescue and other emergency service and government buildings of a municipal or volunteer nature, on parcels with a minimum size of one acre.

Vehicle Parking:
One off-street parking space for the maximum number of employees and/or volunteer staff who are working at any one time. In addition, one off-street space for every four seats in assembly room.

Development Requirements:

(1) The use must meet the following requirements:
(a) Provide safe and adequate traffic flow.
(b) Prohibit glare due to site lighting.
(c) Provide sufficient screening to protect the neighborhood from inappropriate noise and other disturbance.
(2) Public recreational facilities shall be an authorized accessory use to a emergency service and municipal facility provided all conditions for a public recreational facility as provided in Subsection 2N are met.
(3) Community centers shall be an authorized accessory use to a emergency service and municipal facility provided all conditions for a community center as provided in § 27-906: Use Regulations, are met.

Entertainment

Entertainment and recreation facilities operated as a gainful business within a building.

Vehicle Parking:
One off-street parking space for each four seats provided for patron use, or at least one off-street parking space for each 50 square feet of gross floor area used or intended to be used for service to customers, patrons, clients, guests or members, whichever requires the greater number of off-street parking spaces, plus one additional space for each full-time employee. For arcades, one off-street parking space per coin-operated device.

Development Requirements:
This use must meet the following requirements:
(a) Provide safe, adequate traffic flow.
(b) Provide on-site capacity for loading and unloading in accordance with Part 15: PARKING AND LOADING STANDARDS.
(c) Entertainment uses shall not conduct business between the hours of 2:00 a.m. and 6:00 a.m. at locations within 500 feet of a residential district.

Financial Establishment

A bank, savings and loan association or credit union.

Forestry

The management of forests and timberlands when practiced in accordance with accepted silvicultural principles, through developing, cultivating, harvesting, transporting and selling trees for commercial purposes, which does not involve any land development.

Fraternal Organization Meeting Facility

Land and buildings used by a nonprofit fraternal organization, which organization is dedicated primarily to the education, entertainment and betterment of its members and to charitable purposes; the use of which land and buildings may include lodge and meeting rooms, auditorium and related stage facilities, office areas ancillary to the activities of the nonprofit fraternal organization and related uses.

Vehicle Parking:
One off-street parking space for every 200 gross square feet of building floor area, or one parking space for every three auditorium seats, whichever calculation requires the greater number of off-street parking spaces, plus one additional parking space for each full-time employee.

Development Requirements:
(1) Minimum lot size shall be 15 acres.
(2) If not located in a "C" Zoning District, the property must be located within 100 linear feet of other property within a "C" Zoning District classification.
(3) Buildings erected on the property may not be located closer than 300 linear feet from any building used as a one or two family residential dwelling.
(4) The property must have 500 feet of frontage on an arterial street and primary access to the property shall not abut property zoned R-1 Residential.
(5) Building setbacks shall be as follows:

(a) Front yard: 100 feet.
(b) Rear yard: 35 feet.
(c) Side yard: 50 feet.

(6) Building height shall not exceed 40 feet; provided, however, that flagpoles, fire towers, elevator bulkheads, ornamental spires, stage towers and scenery lofts, mechanical equipment towers and similar structural elements may exceed that building height limit, but in no event shall exceed 60 feet in height.

Funeral Home/Mortuary

Golf Course

Golf course (not including, miniature gulf course), including club house, restaurant and other accessory uses, provided these are clearly accessory to the golf course.

Greenhouse

A business, the primary function of which is the sale of plants, shrubbery, trees, tools and equipment related thereto.

Vehicle Parking:
One off-street parking space for each employee at the maximum shift and one off-street parking space for each 200 square feet of sales area.

Development Requirements:
(1) The floor area for retail sales shall not exceed 1,200 square feet. The growing area is not considered a sales area.
(2) The heating plant shall be located at least 100 feet from the property line.
(3) Outbuildings, including those for storage of manure, odor or dust-producing substances, shall be located at least 200 feet from the property line.
(4) Maximum lot coverage shall be 80%. Maximum building coverage shall be 20%. Maximum building height shall be 45 feet.
(5) Conditional use approval is required for commercial outdoor display and storage of merchandise if a greenhouse includes commercial outdoor display and storage.
(6) A "landscape supply business" shall be permitted as an accessory use to a "greenhouse" business that is the main use on a parcel of land in C-1 or C-2 Zoning Districts.

Group Care Facility

A facility, licensed or certified by a governmental or sponsoring agency, which provided room and board and specialized services for six or more residents who are mentally or physically handicapped or any number of residents who are recovering alcoholics, abused or battered persons, persons in a prison work-release program or delinquent children adjudicated by the criminal court system under the age of 18 who are in need of supervision for specialized health, social and/or rehabilitative services.

Vehicle Parking:
One off-street parking space for each employee on peak shift, plus one off-street parking space per resident authorized to drive, plus one off-street parking space for each six beds.

Development Requirements:
(1) The minimum area and bulk regulations shall be the same as those required in § 27-905: Table of Use Regulations, for the district in which the facility is located.
(2) No group care facility shall be located within 1,000 feet of another group care facility or a personal care boarding home, measured property line to property line.
(3) Adequate provisions shall be made for access for emergency medical and fire vehicles.
(4) The site proposed for a group-care facility shall have frontage on and direct vehicular access to an arterial or collector street, as defined by this chapter.
(5) Twenty-four hour supervision shall be provided by staff qualified by the sponsoring agency.
(6) Adequate open space opportunities for recreation shall be provided on the lot for the residents consistent with their needs and the area shall be secured by a security fence with a self-latching gate.
(7) Where applicable, certification or licensing by the sponsoring agency shall be prerequisite to obtaining a certificate of occupancy. A copy of the annual report with evidence of continuing certification shall be submitted to the Zoning Officer in January of each year.

Group Home

(1) A dwelling where room and board is provided to not more than five permanent residents, including and limited to dependent children (excluding those adjudicated by the criminal court system), mentally retarded or physically handicapped persons of any age or elderly persons, 62 or more years of age, who are in need of supervision and specialized services and no more than two supervisors on any shift who may or may not reside in the dwelling and who provide health, social and/or rehabilitative services to the residents. The services shall be provided only by a governmental agency, its licensed or certified agents, or any other responsible nonprofit social services corporation and the facility shall meet the minimum requirements of the sponsoring agency.
(2) A group home shall be considered a single family dwelling and shall be authorized wherever a single family dwelling is permitted subject to the requirements of the district applicable to single-family dwellings.

Health Care Campus With Ancillary Retail

A full scale health services community and campus and hospital complex or any elements thereof, which shall include any one or more of the following uses: hospitals; clinics, weight loss clinics; teaching and research facilities; heliports and related facilities; laboratories; supply facilities for medical equipment and accessories (e.g., dentures, geriatric aids, wheelchairs, crutches, walkers, home beds and bathroom accessories for the disabled, hairpieces, wigs and other hair products for cancer patients, hearing aids, orthopedics, oxygen tanks, prosthetics, sports medicine bicycles, weights and whirlpools, uniforms, lab equipment and religious supplies); child care facilities; nursing facilities; nursing homes; sports medicine facilities; life care facilities (long term care, skilled nursing and continuing care facilities); dormitories; hotels, motels and other lodging which are primarily accessory or incidental to the operation of a health care campus; parking, including parking structures; conference centers; automated teller machines ("ATM"); hospital related pharmacies; medical school bookstore; auto center for the maintenance of hospital/medical vehicles; post office substation (as opposed to a full-service post office); food preparation and serving facilities; and medical office buildings, health care administrative buildings and other office buildings primarily incidental or accessory to the operations of the health care campus or other health related operations. Ancillary retail shall mean retail businesses, including but not limited to, retail shops, barber and beauty shops, dry cleaners and shoe repair shops, banking facilities, pharmacies (other than hospital related) and restaurants which are primarily accessory or incidental to the operation of a health care campus.

Heliports or other Aircraft Landing Areas

Vehicle Parking:
Determined on a case-by-case basis using the standards in § 27-906: Use Regulations, as a guide.

Development Requirements:

(1) The applicant shall provide evidence that the heliports or other aircraft landing areas will be constructed and installed to meet all current federal, state, and local building and fire codes.
(2) Heliports or other aircraft landing areas must be approved by the Bureau of Aviation of the Commonwealth of Pennsylvania prior to the issuance of a building permit.
(3) Prior to usage a plan of the property owned by the intended user must be submitted to the Ross Township Zoning Officer and must be physically inspected by the Ross Township Building Code Official and Fire Marshall to be certain that the construction code requirements have been met.
(4) The heliport or other aircraft landing field may not be utilized (except for emergency purposes) between the hours of 6:00 p.m. and 9:00 a.m.
(5) The heliport or other aircraft landing field may only be utilized as a valuable adjunct to the business or businesses being operated in the I-1 Zoning District.
(6) The operation of the heliport or other aircraft landing field must not adversely affect the peace, privacy and general welfare of the occupants of any residences located in the vicinity of the same.
(7) The heliport or other aircraft landing area must be capable of "safe" operation in the discretion of air traffic safety engineers.
(8) Heliports or other aircraft landing fields shall be permitted only in the I-1 Zoning District and not permitted in any other zoning district within the Township of Ross.
(9) Prior to the commencement of the heliport or other aircraft landing field use, the Board of Commissioners of the Township of Ross have the power to require such physical demonstrations as to the suitability of the site as may be determined appropriate by the Board of Commissioners of the Township of Ross.

Home Occupation

An activity for gain customarily carried on in a dwelling clearly incidental and secondary to the use of the dwelling for residential purposes.

Hospital

An establishment (including sanitariums) for the short-term care of patients suffering from physical or mental illnesses, but not including narcotics addiction or those found to be criminally insane, and which may or may not include facilities for major surgery and which may be publicly or privately operated.

Vehicle Parking:
One and one-half off-street parking spaces per in-patient bed or one off-street parking space per 600 square feet of gross floor area (excluding mechanical and storage space), whichever is greater.

Development Requirements:
(1) A hospital is subject to the following additional provisions:

(a) Provide adequate facilities for passenger loading and unloading, in accordance with Part 15: PARKING AND LOADING STANDARDS.
(b) Provide safe and adequate traffic flow.
(c) Prohibit glare due to site lighting.
(d) Provide adequate ingress and egress of pedestrian flow.
(e) Provide buffering in conformance with the provisions of § 27-1403: Buffer Yards.

Junkyard

An area of land, with or without buildings, used for the storage outside of a completely enclosed building, or used or discarded materials including, but not limited to, waste paper, rags, glass, metal, building materials, house furnishings, machinery, vehicles or parts thereof, with or without the dismantling, processing, salvage, sale or other use or disposition of the same.

Vehicle Parking:
Determined on a case-by-case basis using the standards in § 27-906: Use Regulations, as a guide.

Development Requirements:

(1) No material shall be placed in any junkyard in such a manner that it is capable of being transferred out of the junkyard by wind, water or other natural causes.
(2) All paper, rags, cloth and other fibers and activities involving the same, other than loading and unloading, shall be within fully enclosed buildings.
(3) All junkyard materials and activities not within fully enclosed buildings shall be surrounded by an opaque fence at least eight feet in height, and maintained in good condition. Any gate in such fence shall be similarly constructed and maintained, and shall be kept locked at all times when the junkyard is not in operation.
(4) Screening shall be required in accordance with Part 14: PERFORMANCE STANDARDS.

Kennel

The breeding, leasing, buying, sale, exchange, placement, boarding, training, grooming, or housing of more than four domestic animals for compensation or profit in any indoor facility wherein the animals cannot stray therefrom. Domestic animals shall be limited to dogs, cats, and other such species as may be considered pets in a residential setting.

Vehicle Parking:
Determined on a case-by-case basis using the standards in § 27-906: Use Regulations, as a guide.

Development Requirements:

(1) No site preparation or construction shall commence, nor shall existing structures be occupied, until final land development plan review has been completed and permits have been issued by all government agencies involved.
(2) No residential use may be established on any lot used as a kennel.
(3) Shelters for the housing of animals shall not be located closer than 100 feet to any lot line.
(4) Outdoor areas utilized by or for animals shall not be located closer than a minimum of 100 feet to any lot line.
(5) A buffer yard shall be required to be installed and maintained along all property boundary lines. Such buffer yards shall meet all standards set forth in § 27-1403 of this chapter.
(6) Licensure by the Commonwealth of Pennsylvania and ongoing compliance with all applicable laws, rules, and regulations established by the Commonwealth of Pennsylvania and the Allegheny County Health Department [including but not limited to those relating to maximum capacity, minimum space per animal, enclosure (cage) specifications, and noise and odor control requirements] shall be required.
(7) Appropriate provisions for the proper disposal of animal waste shall be demonstrated and maintained. Under no circumstances shall animal waste be placed into the public sewer system; best management practices shall be employed to provide for the removal and disposal of animal waste.
(8) The Township shall be permitted to conduct periodic inspections of the kennel's site to ensure compliance with the provisions of this chapter or any additional, specific conditions of land development approval.

Landscape Contracting and Supply Business

A commercial landscaping contractor business that includes the storage of vehicles, equipment and landscape supplies for the commercial sale, transportation and installation of landscape supply materials.

Vehicle Parking:
Three off-street parking spaces for each four employees on the largest shift, plus one space for each company vehicle, trailer, or piece of equipment stored on the premises.

Development Requirements:
(1) Commercial landscape contractors and the storage of their vehicles, equipment and supplies.
(2) The site shall be improved by a building having a permanent foundation with a gross floor area of not less than 900 square feet. The use of trailers for this requirement shall be strictly prohibited.
(3) Outside storage of equipment and supplies shall not occupy an area greater than 50% of the lot coverage.
(4) Outside storage of equipment and supplies shall be shielded from the view of public streets and adjacent lots.
(5) The accumulation of waste, materials and residue (from the operation of the landscape contracting and supply business) in vehicles and/or equipment shall be prohibited.

Landscape Supply Business

The commercial outdoor storage, display and/or sale of landscape supplies.

Vehicle Parking:
One parking space for each employee at the maximum shift and one space for each 200 square feet of sales area.

Development Requirements:
(1) A "landscape supply business" shall be permitted as a conditional use in an I-1 area of the Township of Ross.

(a) The Ross Township Board of Commissioners, upon the recommendation of the Planning Commission may impose conditions:

1) Requiring the storage, display and sale of landscape supply materials to be located behind the greenhouse (the main use).
2) Requiring the landscape supplies be properly screened and buffered such that the visual impact is nonexistent to minimal.
3) Requiring that odors shall not impact neighboring uses.
4) Requiring that the business must comply with the Ross Township ordinance provisions set forth in Part 14: PERFORMANCE STANDARDS, regarding noise, dust and odors, as well as such other conditions that will minimize the effect that the landscape supply business has upon the health, safety and welfare of the residents of the Township of Ross.

(b) Application and Site Plan. The site plan submitted to the Township must illustrate any areas to be used for the bulk storage of supplies and must demonstrate the applicant's ability to control noise, dust and odors.

Library or Museum

Lumberyard

Includes planing mill.

Manufacturing

Includes the production, processing, cleaning, testing, and distribution of materials, goods, foodstuffs and products.

Vehicle Parking:
Three off-street parking spaces for every four employees on the largest shift, plus one space for each company vehicle normally stored on the premises.

Development Requirements:
Within the I-1 District manufacturing shall be limited to food products, musical and small precision instruments, electrical appliances, metal products of a light nature including heating and ventilating ducts and equipment, hardware and cutlery, and other similar products, manufacturing or assembly of electrical appliances and other uses of a similar and no more objectionable character to those principal uses permitted.

Medical Marijuana Dispensary

A person, including a natural person, corporation, partnership, association, trust, or other entity, or any combination thereof, which is properly registered by the Department of Health to dispense medical marijuana pursuant to the Medical Marijuana Act.

Medical Marijuana Grower/Processor

A person, including a natural person, corporation, partnership, association, trust, or other entity, or any combination thereof, which is properly registered by the Department of Health to grow and process medical marijuana pursuant to the Medical Marijuana Act.

Medical Office

Office or clinic other than home occupation, for medical or dental examination or treatment of persons as out-patients, including laboratories incidental thereto.

Mobile Home Park

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.

Vehicle Parking:
Two off-street spaces per dwelling unit.

Development Requirements:
(1) A parcel of land under single ownership which has been planned and improved for the placement of mobile homes for dwelling or sleeping purposes and for nontransient use, provided:

(a) All provisions of the mobile home park ordinance pertaining to subdivision regulations and that section of the Pennsylvania Municipalities Planning Code, 53 P.S. § 10101 et seq., regulating mobile home parks in the Township are met.
(b) Measurement for yard requirements shall be made from the perimeter of the mobile home slab.
(c) Every mobile home slab shall have access to a public or private street in accordance with appropriate subdivision regulations.
(d) The minimum number of spaces completed and ready for occupancy before the first occupancy is permitted shall be nine.
(e) Public sewerage shall be required.

Motel, Hotel

A building or group of buildings for the accommodation of transient guests, chiefly motorists, containing guest rooms for rent.

No-Impact Home Business

A business or commercial activity administered or conducted as an accessory use which is clearly secondary to the use as a residential dwelling and which involves no customer, client or patient traffic, whether vehicular or pedestrian, pickup, deliver or removal functions to or from the premises, in excess of those normally associated with residential use.

Vehicle Parking:
Determined on a case-by-case basis using the standards in § 27-906: Use Regulations, as a guide.

Development Requirements:
The business or commercial activity must satisfy the following requirements:

(a) The business activity shall be compatible with the residential use of the property and surrounding residential uses.
(b) The business activity shall employ no employees other than family members residing in the dwelling.
(c) There shall be no display or sale of retail goods and no stockpiling or inventory of a substantial nature.
(d) There shall be no outside appearance of a business use including, but not limited to, parking, signs or lights.
(e) The business activity may not use any equipment or process which creates noise, glare, fumes, odors or electrical or electronic interference, including interference with radio or television, which is detectable in the neighborhood.
(f) The business activity may not generate any solid waste or sewage discharge, in volume or type, which is not normally associated with residential use in the neighborhood.
(g) The business activity shall be conducted only within the dwelling and may not occupy more than 25% of the habitable floor area.
(h) The business shall not involve any illegal activity.

Nursing Home

A facility licensed to operate as such by the Commonwealth of Pennsylvania for the purpose of providing skilled or intermediate nursing care and related medical or other health services.

Vehicle Parking:
One off-street parking space per three beds and one off street parking space for each employee on the peak working shift.

Development Requirements:
(1) The minimum site area for a nursing home shall be one acre.
(2) The nursing home must be licensed by the Commonwealth of Pennsylvania. Proof of this license if required.
(3) Ingress, egress, and internal traffic circulation shall be designed to ensure access by emergency vehicles.
(4) Nursing homes shall have a bed capacity of at least 20 beds but no more than 200 beds.
(5) Provide sufficient screening so as to protect surrounding uses from inappropriate noise and other disturbance.

Office Uses

Parabolic or Satellite Dish Antennas

Personal Care Boarding Home

A facility licensed by the Commonwealth of Pennsylvania located within a dwelling where room and board is provided to more than three permanent residents who are not relatives of the operator and who are mobile or semi-mobile and require specialized services in such matters as bathing, dressing, diet and medication prescribed for self-administration for a period exceeding 24 hours, but who are not in need of hospitalization or skilled or intermediate nursing care.

Vehicle Parking:
One off-street parking space for each employee on peak shift, plus one off-street parking space per resident authorized to drive, plus one off-street parking space for each six beds.

Development Requirements:
(1) The minimum area and bulk regulations shall be the same as those required in § 27-905: Table of Use Regulations. for the district in which the facility is located.
(2) No personal care boarding home shall be located within 1,000 feet of another personal care boarding home or a group care facility, measured property line to property line.
(3) Adequate provisions shall be made for access for emergency medical and fire vehicles.
(4) Twenty-four hour supervision shall be provided by staff qualified by the sponsoring agency.
(5) Adequate open space opportunities for recreation shall be provided on the lot for the residents consistent with their needs and the area shall be secured by a security fence with a self-latching gate.
(6) Where applicable, certification or licensing by the sponsoring agency shall be prerequisite to obtaining a certificate of occupancy. A copy of the annual report with evidence of continuing certification shall be submitted to the Zoning Officer in January of each year.

Place of Worship

Place of religious worship.

PRD

Printing

Printing, publishing, binding.

Private Club

Vehicle Parking:
One off-street parking space for every five members of total membership or least one off-street parking space for each 50 square feet of gross floor area used or intended to be used for service to customers, patrons, clients, guests, or members, whichever requires the greater number of off-street parking spaces, plus one additional space for each full-time employee.

Development Requirements:

(1) Private club or lodge (other than private recreational facility, as defined herein), subject to the following additional provisions:

(a) Shall be for members and their authorized guests only.
(b) Provide safe and adequate traffic flow.
(c) No outdoor active recreation area shall be located nearer to any lot line than the required front yard depth.
(d) Provide sufficient screening so as to protect the neighborhood from inappropriate noise and other disturbance.
(e) Provide fencing to control pedestrian ingress and egress.

Private Recreational Facility

A recreational facility owned or operated by a nongovernmental agency.

Vehicle Parking:
Determined on a case-by-case basis using the standards in § 27-906: Use Regulations, as a guide.

Development Requirements:
(1) A recreational facility owned or operated by a nongovernmental agency, subject to the following additional provisions:

(a) Provide safe and adequate traffic flow.
(b) No outdoor active recreation area shall be located nearer to any lot line than the required front yard depth.
(c) Provide sufficient screening so as to protect the neighborhood from inappropriate noise and other disturbance.
(d) Provide fencing to control pedestrian ingress and egress.

Public Lot/Garage

Any garage available to the general public not included within the definition of "private garage." This includes public parking structures or ramps.

Public Recreational Facility

Recreational facility or park owned or operated by the Township or other governmental agency.

Vehicle Parking:
Determined on a case-by-case basis using the standards in § 27-906: Use Regulations, as a guide.

Development Requirements:
(1) The use must meet the following requirements:

(a) Provide safe and adequate traffic flow.
(b) Prohibit glare due to site lighting.
(c) Provide screening and buffering, as seen necessary by the Commissioners, to protect the area from inappropriate noise and other disturbance.

Public Solid Waste Disposal Site

For more information, please refer to § 27-9064X.

Public Utility Building and Storage Yard

Transformer station, pumping station, relay station, towers (transmission or relay), substations, switching center, sewage treatment plant and any similar or related installations, not including public land fills or communication towers.

Vehicle Parking:
Two off-street parking spaces plus one off-street parking space for each employee normally in attendance at the facility at any time.

Development Requirements:
In residential districts, such uses shall be permitted as special exceptions only where all the following conditions are met:

(a) Installation is essential to service such residential areas.
(b) No public business office or any storage yard or storage building is operated in connection with it.
(c) A twenty-five foot buffer yard shall be provided along all property lines.
(d) Sewage treatment facility is prohibited in residential districts.
(e) Towers are prohibited in residential districts and commercial districts.

Repair Shop

Repair shop for appliances, small engines, outboard motors, go-carts, motorcycles, mopeds, bicycles, guns, locks, and small business machines. Motorcycle and moped inspection shall be allowed. State licensed motor vehicle inspection shall not be permitted.

Research

Research, testing, or experimental laboratory.

Residential Accessory Structure

Includes, but shall not be limited to: parking areas for personally owned vehicles, fences, retaining/decorative walls, bathhouses, private greenhouses, carports, and recreational facilities such as tennis courts, basketball courts and swimming pools.

Residential Day-Care Facility

Day care in a single-family detached residence or a single-family party wall dwelling limited to six or fewer persons including persons under care related to the operator.

Restaurant

An establishment designed and operated for the express purpose of providing food and beverages service within the confines of a structure and generally excluding any encouragement, orientation or accommodation of services or products to the patron's automobiles on or within the premises. The sale of alcoholic beverages must be incidental to the sale and consumption of food.

(1) High turnover: An restaurant where food is inexpensive or moderately prices and the customer turnover time is generally less than one hour, including drive-in and take out establishments.
(2) Low turnover: An restaurant where food is more expensive and where the customer turnover time is generally one hour or longer.
(3) Fast food: An restaurant characterized by a limited menu and generally catering to drive-through traffic.

Vehicle Parking:
Determined on a case-by-case basis using the standards in § 27-906: Use Regulations, as a guide.

Development Requirements:
(1) Provide adequate and safe ingress and egress.
(2) If the restaurant offers an outdoor eating area, the use shall provide sufficient screening so as to protect the neighborhood from inappropriate noise and other disturbance.
(3) Fast food restaurants shall meet the following conditions:

(a) The fast food restaurant shall be set back not less than 30 feet from any street line, shall have two side yards not less than 20 feet wide each, and a rear yard not less than 40 feet in depth.
(b) Buffering requirements for Commercial C-1 Districts shall be met when the fast food restaurant is situated adjacent to a residential use(s).

Retail Store

School

Any public, private or parochial place of instruction having regular sessions, with regularly employed instructors, which teaches those academic subjects that are fundamental and essential in general education and which provide pre-primary and or kindergarten through twelfth grade, or a vocational school, all meeting the requirements of the Department of Education of the Commonwealth of Pennsylvania, but excluding any privately operated school of trades, vocations, avocations or business.

Self-Storage Mini Warehouse

A building or grow of buildings containing one or more individual compartmentalized storage units for inside storage of customers goods or wares where no unit exceeds 500 square feet in floor area.+

Service Business

Including, but not limited to, barber, beautician, laundry and dry cleaning, shoe repair, tailor, photographer, travel agency, and copying services.

Shopping Center

A group of retail stores and other authorized uses, developed as a single entity on a site whether developed at one time or in phases or by different owners.

Single-Family Detached

Dwellings for the purpose of housing a single-family as defined herein, situated on individual lots with no public or community open space. All dwelling units shall be situated on permanent masonry foundations, including footings constructed below the frost line. Sometimes also referred to in this chapter as "one-family dwelling."

Tavern

An establishment which serves alcoholic beverages for on-premises consumption and which is licensed by the Pennsylvania Liquor Control Board.

Vehicle Parking:
One off-street parking space for each 50 square feet of total floor area; plus one additional off-street parking space for each full-time employee.

Development Requirements:
(1) Provide adequate and safe ingress and egress.
(2) Provide safe and adequate traffic flow.
(3) Prohibit glare due to site lighting.
(4) Not conduct business between the hours of 2:00 a.m. and 6:00 a.m. at locations within 500 feet of a residential district.
(5) If the tavern offers an outdoor area for patrons, the area shall provide buffering in accordance with § 27-1403: Buffer Yards.

(a) Buffering requirements for Commercial C-1 District shall be met when the tavern is situated adjacent to a residential use(s).

Temporary Structure

Townhouse

Single-family, attached dwelling unit, with one dwelling unit from ground to roof, having no more than two walls in common and each unit having individual outside access. In any one structure containing townhouses, three units is the minimum number permitted and six units is the maximum number permitted.

Truck Sales

Includes truck and heavy equipment repair and sales.

Truck Terminal

Trucking terminal licensed by the Public Utilities Commission.

Two-Family

Single-family, semi-detached dwelling unit having only one wall in common with another dwelling unit. Duplex and double house are both two-family dwelling unit types.

Upholsterer/Cabinet Maker

Vehicle Repair and Inspection

Vehicle repair garage, including paint spraying and body and fender work or car-washing facility, provided that all repair and paint work is performed within an enclosed building.

Vehicle Parking:
One off-street parking space for each 300 square feet of gross floor area, plus one additional space for each full-time employee.

Development Requirements:
(1) All automobile parts and similar articles shall be stored within a building.
(2) Parking of vehicles needing repair or inspection shall be in the rear or side of the property.

(a) Buffering requirements for Commercial C-1 Districts shall be met when the vehicle repair and inspection use is situated adjacent to a residential use(s).

(3) Any vehicle on the lot must be currently inspected or registered.

Vehicle Salvage Yard

Any land or structure used for a salvaging operation of two or more unlicensed, inoperative vehicles. Salvaging includes storage and sale of vehicular parts or vehicles.

Vehicle Parking:
Determined on a case-by-case basis using the standards in § 27-906: Use Regulations, as a guide.

Development Requirements:

(1) The deposit or storage of two or more motor vehicles not having valid inspection stickers issued by the Pennsylvania Department of Transportation, or of two or more wrecked or broken vehicles, or the major parts of two or more such vehicles, or the major parts of two or more such vehicles, shall be deemed to make the lot a vehicle salvage yard.
(2) Any outdoor display of vehicles shall be at least 40 feet from any street right-of-way.
(3) No vehicle intended for salvage or without a valid inspection and registration shall be permitted in the front yard.
(4) All lubricant and fuel oil substances which are to be stored on the site shall be stored with all necessary precautions taken to prevent their leakage and/or surface or subsurface drainage into streams, creeks, or other bodies of water. A plan detailing how these materials will be stored in compliance with this requirement shall be submitted with the application for a zoning certificate.
(5) All hazardous materials shall be stored in a safe manner and, where required, shall be in receipt of a permit for such storage.
(6) Within the I-1 District all operations shall be within an enclosed building or high-fenced area.

Vehicle Service Station

Vehicular Accessories

Sale of new vehicular accessories, parts, tires, batteries, and other supplies.

Veterinary

Warehouse

Wholesale

Wholesale business and storage

Windmill

Wireless Communications Antennas or Towers

Any device used for the transmission or reception of radio, television, wireless telephone, pager, commercial mobile radio service or any other wireless communications signals, including, without limitation, omnidirectional or whip antennas and directional or panel antennas, owned or operated by any person or entity licensed by the Federal Communications Commission (FCC) to operate such device. This definition shall not include private residence mounted satellite dishes or television antennas or amateur radio equipment including without limitation ham or citizen band radio antennas. A tower is a structure other than a building, such as a monopole, self-supporting lattice or guyed tower, designed and used to support wireless communications antennas.

Ross Township, PA

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