Words used in the singular include the plural, and words in the plural include the singular. The word "person" indicates a corporation, an incorporated association and a partnership as well as an individual. The word "building" indicates "structure" and shall be construed as if followed by the words "or part thereof." The word "street" indicates "road" and "land," and "watercourse" includes "drain," "ditch" and "stream." The word "may" is permissive; the words "shall" and "will" are mandatory subject to the provisions of § 130-6 of these regulations.
Unless otherwise expressly stated, the following
terms shall, for the purpose of these regulations, have the meanings
indicated:
A strip of land over which there is a right-of-way, municipally
or privately owned, on which no dwellings or stores front, serving
as the secondary means of access to two or more properties.
A landowner or developer, as hereinafter defined, who has
filed an application for development, including his heirs, successors
and assigns.
Every application, whether preliminary, tentative or final,
required to be filed and approved prior to the start of construction
or development, including but not limited to an application for a
building permit, for the approval of a subdivision plot or plan or
for the approval of a development plan.
[Amended 8-21-1996 by Ord. No. 150]
Stabilization of slopes by mechanical elements and structures
in combination with plant material to arrest and prevent slope failures,
movement of soil and erosion.
[Added 8-19-1998 by Ord. No. 166]
An area usually bounded by streets or streets and natural
or man-made features.
A person who is not necessarily the owner of the land or
agent of the same, who by contract or other agreement is charged with
the responsibility of construction of buildings or other structures
or of making any construction improvements on any parcel of land.
A line within a lot, so designated on a subdivision plan,
between which line and the ultimate right-of-way line of the street
on which the lot abuts a building may not be erected.
The portion of a street or alley intended for vehicular use.
The official public document contemplated by the Pennsylvania
Municipalities Planning Code and consisting of maps, charts and textual
matter that constitutes a policy guide to decisions about the physical
and social development of Worcester Township, adopted April 17, 1996,
as amended from time to time.
[Amended 3-22-2006 by Ord. No. 208]
Real estate, portions of which are designed for separate
ownership and the remainder of which is designated for common ownership
solely by the owners of those portions. Real estate is not a "condominium"
unless the undivided interests in the common elements are vested in
the unit owners. This form of ownership may be applied in residential,
professional office, limited industrial and commercial land usage.
[Amended 8-21-1996 by Ord. No. 150]
Lands within the one-hundred-year floodplain, wetlands, slopes
in excess of 25%, and Riparian Buffer Zone 1.
[Added 3-22-2006 by Ord. No. 208]
All landscape elements not included in the primary conservation
area. These include:
[Added 3-22-2006 by Ord. No. 208]
Hydric soils, swales, springs, lowland areas
other than wetlands, and Riparian Buffer Zone 2.
Precautionary steep slopes where the grade is
15% to 25%, particularly those adjoining watercourses and ponds, where
disturbance and resulting soil erosion and sedimentation could be
detrimental to water quality.
Healthy woodlands, particularly those performing
important ecological functions such as soil stabilization and protection
of streams, wetlands and wildlife habitats.
Areas where precipitation is most likely to
recharge local groundwater resources because of topographic and soil
conditions affording high rates of infiltration and percolation.
Hedgerows, groups of trees, large individual
trees of botanic significance, and other vegetative features.
Historic structures and sites.
Visually prominent topographic features such
as knolls, hilltops and ridges, and scenic viewsheds as seen from
public roads (particularly those with historic features).
Existing trails connecting the tract to other
locations in the Township.
A right-of-way for pedestrian travel across a block connecting
two of the bounding streets.
A street with access at one end and terminated at the other
by a paved vehicular turnaround.
Any landowner, agent of such landowner or tenant with the
permission of such landowner who makes or causes to be made a subdivision
or land development.
The provisions for development of a residential development,
including a plat of subdivision, all covenants relating to use, location
and bulk of buildings and other structures, intensity of use or density
of development, streets, ways and parking facilities, common open
space and public facilities. The phrase "provisions of the development
plan" when used in this chapter shall mean the written and graphic
materials referred to in this definition.
A private street providing for vehicular and pedestrian access
between a public street and a parking area within a lot or property.
A right-of-way or other right granted for the use of private
land for certain public or quasi-public purposes.
Review stamp of the Montgomery County Planning Commission.
A professional engineer licensed as such in the Commonwealth
of Pennsylvania, duly appointed as the Engineer for a municipality,
planning agency or joint planning commission.
The removal of surface materials by the action of natural
elements.
Any act by which earth, sand, gravel, rock or any other similar
material is dug into, cut, quarried, uncovered, removed, displaced,
relocated or bulldozed, and shall include the conditions resulting
therefrom.
Any act by which earth, sand, gravel, rock or
any other material is placed, pushed, dumped, pulled, transported
or moved to a new location above the natural surface of the ground
or on top of the stripped surface, and shall include the conditions
resulting therefrom.
The difference in elevation between a point
on the original ground and a designated point of higher elevation
on the final grade.
The material used to make a fill.
As defined in Chapter 150, Zoning.
[Amended 8-21-1996 by Ord. No. 150]
A slope of a street or other public way specified in percent
(%) and shown on plans as specified herein.
Grading, paving, curbing, streetlights and signs, fire hydrants,
wells, water mains, sanitary sewers, storm drains, sidewalks, parking
areas, crosswalks and street shade trees.
Any of the following activities:
[Amended 8-21-1996 by Ord. No. 150]
The improvement of one lot or two or more contiguous
lots, tracts or parcels of land for any purpose involving:
A group of two or more residential or nonresidential
buildings, whether proposed initially or cumulatively, or a single
nonresidential building on a lot or lots regardless of the number
of occupants or tenure; or
The division or allocation of land or space,
whether initially or cumulatively, between or among two or more existing
or prospective occupants by means of or for the purpose of streets,
common areas, leaseholds, condominiums, building groups or other features.
A subdivision of land.
Development in accordance with 53 P.S. § 10503(1.1).
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 having a
remaining term of not less than 40 years or other person having a
proprietary interest in land.
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.
[Amended 8-21-1996 by Ord. No. 150]
The map of current adoption showing the location of the lines
of existing and proposed public streets, including the ultimate width
of the corridor for such streets, watercourses and public grounds
for the whole of the municipality of Worcester Township, provided
that proposed streets, watercourses or public grounds shall not, in
and of themselves, constitute a taking or acceptance of any land by
the municipality of Worcester Township.
The Worcester Township Open Space Plan adopted April 16,
1995, as amended from time to time.
[Added 3-22-2006 by Ord. No. 208]
PLAN, IMPROVEMENT CONSTRUCTIONA plan prepared by a registered engineer or surveyor showing the construction details of streets, drains, sewers, bridges, culverts and other improvements as required by these regulations, showing the horizontal details, profile and typical cross section to be constructed or installed.
PLAN, LAND DEVELOPMENTA tentative, preliminary or final plan, including written and graphic material, showing the provision for development of a subject tract when plans of subdivision would not be applicable.
PLAN, PRELIMINARYA plan in compliance with the requirements of § 130-33 of this chapter. A "preliminary plan" shall also meet all other applicable requirements of this chapter and shall propose development for only those uses permitted by Chapter 150, Zoning, and be in compliance therewith.
[Amended 10-10-1988 by Ord. No. 101]
PLAN, RECORDA plan prepared for recording by a registered engineer or surveyor, showing the ultimate width of streets, the lot lines, easements and any other relevant information pertaining to the subdivision.[1]
An area of land, controlled by a landowner, to be developed as a single entity for a number of dwelling units or combination of residential and nonresidential uses, the development plan for which does not correspond in lot size, bulk, type of dwelling or use, density or intensity, lot coverage and required open space to the regulations established in any one district created, from time to time, under the provisions of Chapter 150, Zoning.
[Amended 8-21-1996 by Ord. No. 150]
The map or plan of a subdivision or land development, whether
preliminary or final.
Notice published once each week for two successive weeks
in a newspaper of general circulation in the Township. Such notice
shall state the time and place of the hearing and the particular nature
of the matter to be considered at the hearing. The first publication
shall not be more than 30 days and the second publication shall not
be less than seven days from the date of the hearing.
[Amended 8-21-1996 by Ord. No. 150]
A parcel of land separating a street from adjacent properties.
Ultimate right-of-way line as defined below.
The surface water discharge or rate of discharge of a given
watershed after a fall of rain or snow that does not enter the soil
but runs off the surface of the land.
The surface water runoff that can be reasonably anticipated
upon maximum development of that area of the watershed located upstream
from the subject tract, as permitted by prevailing zoning or the Township
Comprehensive Plan.
The process by which mineral or organic matter is accumulated
or deposited by moving wind, water or gravity. Once this matter is
deposited (or remains suspended in water), it is usually referred
to as "sediment."
The distance of unobstructed view along the center line of
a street from the driver's sight height of five feet to the farthest
visible point four inches above the street surface.
The face of an embankment or cut section; any ground whose
surface makes an angle with the plane of the horizon. "Slopes" are
usually expressed in a percentage based upon vertical difference in
feet per 100 feet of horizontal distance.
Chemical or structural treatment of a mass of soil to increase
or maintain its stability or otherwise improve its engineering properties.
A report entitled "Soil Survey of Montgomery County Pennsylvania,"
published April 1967 by the Soil Conservation Service, United States
Department of Agriculture, and which is available in the Township
or through the Extension Service, Agricultural Agent, the Pennsylvania
State University in Norristown.
An area with slopes of 10% or greater.
[Added 8-19-1998 by Ord. No. 166]
A strip of land, including the entire ultimate right-of-way, publicly or privately owned, serving primarily as means of vehicular and pedestrian travel, furnishing access to abutting properties which may also be used to provide space for sewers, public utilities, shade trees and sidewalks. (When designations conflict with those given in updated § 130-16C, the latter shall prevail.)
RESIDENTIALA street used primarily as the principal means of access to adjacent residential properties.
A street connecting local residential streets
to each other or community facilities and to the major streets, serving
only neighborhood traffic.
Secondary feeder roads serve to connect residential
streets to collector roads and community facilities with light traffic
volumes.
Secondary collector roads serve to connect feeder
roads and residential streets to other feeder roads, community facilities
and major highways with medium traffic volumes.
MAJORA street connecting district centers or communities, serving large volumes of fast-moving through traffic, preferably located outside or bounding the residential neighborhood.
HALF-STREETA street of less than required right-of-way and cartway width.
MARGINAL ACCESS STREETA street parallel and adjacent to a major street providing access to abutting properties by a cartway separated from the major streets by a reserve strip.
Ultimate right-of-way line as defined below.
Any man-made object having an ascertainable stationary location
on or in land or water whether or not affixed to the land.
The division or redivision of a lot, tract or parcel of land
by any means into two or more lots, tracts, parcels or other divisions
of land, including changes in existing lot lines for the purpose,
whether immediate or future, of lease, partition by the court the
distribution to heirs or devisees, transfer of ownership or building
or lot development; provided, however, that the subdivision by lease
of land for agricultural purposes into parcels of more than 10 acres,
not involving any new street or easement of access or any residential
dwelling, shall be exempted.
[Amended 8-21-1996 by Ord. No. 150]
A low-lying stretch of land which gathers or carries surface
water runoff.
Surface soils and subsurface soils which presumably are fertile
soils and soil material ordinarily rich in organic matter or humus
debris. "Topsoil" is usually found in the uppermost soil layer called
the "A horizon."
The expected future right-of-way width computed from the
center line of an established right-of-way, as shown on the ultimate
Right-of-Way Map of the Township adopted by the governing body as
part of the Official Map Summary of Worcester Township.
The line parallel to the center line of any public street
which defines the boundary of the ultimate right-of-way as defined
above.
A permanent stream, intermittent stream, river, brook, creek
or a channel or ditch for water, whether natural or man-made.
Those areas that are inundated or 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.
[Added 8-9-1998 by Ord. No. 166]
[1]
Editor's Note: The former definition of "tentative
plan," which immediately followed this definition, was repealed 10-10-1988
by Ord. No. 101.
