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Township of Lower Moreland, PA
Montgomery County
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Table of Contents
Table of Contents
Code
New Laws (5) Index Notes (1)
This chapter shall be known and may be cited as the "Subdivision and Land Development Ordinance of Lower Moreland Township."
This chapter is established to regulate and control the subdivision and development of land within Lower Moreland Township so as to provide sites suitable for human habitation, commercial and industrial operations and other uses for which land may be developed, thereby creating conditions favorable to the health, safety, morals and welfare of the community.
From and after the effective date of this chapter, any subdivision or land development shall be in conformity with this chapter and all standards and specifications adopted as a part of such chapter.
In interpreting and applying the provisions of this chapter, they shall be held to be minimum requirements for the promotion of the public health, safety, comfort, convenience and general welfare. When the provisions of this chapter and all standards and specifications adopted under it impose greater restrictions than those of any statute, other ordinance or regulations, the provisions of this chapter and its standards and specifications shall be controlling unless specified to the contrary. The illustrations in this chapter are not a part of the chapter but are included herein for purposes of explanation and clarification only.
A. 
For the purpose of this chapter, the words and terms used herein shall be interpreted as follows:
(1) 
Words used in the present tense include the future.
(2) 
The singular includes the plural.
(3) 
The word "person" includes a corporation, partnership, association or other legal entity, as well as an individual,
(4) 
The word "lot" includes the word "plot" or "parcel."
(5) 
The term "shall" is mandatory.
(6) 
The word "used" or "occupied," as applied to any land or building, shall be construed to include the words "intended, arranged or designed to be occupied."
(7) 
The word "Commission" and the words "Planning Commission" shall mean the Planning Commission of Lower Moreland Township, Montgomery County, Pennsylvania.
(8) 
The word "Commissioners" and the words "Board of Commissioners" shall mean the Board of Commissioners of Lower Moreland Township, Montgomery County, Pennsylvania.
B. 
Any word or term not defined herein shall be used with a meaning of standard usage.
C. 
Unless a contrary intention clearly appears, the following words and phrases shall have, for the purpose of this chapter, the meanings given in the following clauses:
ACCESSIBLE PARKING SPACE
A space with surface slope not exceeding 1:50 (2%) in all directions, not less than eight feet wide and not less than 19 1/2 feet long, with an adjacent access aisle not less than five feet wide which is part of an accessible route of travel to a building or facility entrance.
[Added 7-21-1993 by Ord. No. 437]
ACCESSIBLE ROUTE
A continuous unobstructed path connecting all exterior accessible elements and spaces of a building or facility, including parking access aisles, curb ramps, crosswalks or vehicular ways, walks, ramps and lifts.
[Added 7-21-1993 by Ord. No. 437]
ACCESSWAY
A right-of-way which is used primarily for vehicular service access to the back or side of properties otherwise abutting a street or open space.
[Added 4-16-2003 by Ord. No. 542]
ACREAGE, DEVELOPABLE
That remaining portion of a tract of land after excluding the areas of:
(1) 
The existing rights-of-way of existing public roads.
(2) 
All floodplains.
(3) 
All slopes in excess of 15% as defined by the Soil Survey of Montgomery County, Pennsylvania, United States Department of Agriculture, Soil Conservation, April 1967.
(4) 
Any existing easement rights-of-way.
ACREAGE, GROSS
The total area encompassed by the legal description of a tract of land.
AGRICULTURAL PURPOSE
Those land uses which are devoted to the production of agricultural, horticultural, viticultural and dairy products, livestock, ranch-raised fur-bearing animals, poultry, bee raising, forestry, sod crops add any and all products raised on farms intended for human consumption.
ALLEY
A right-of-way which is used primarily for vehicular service access to the back or the side of properties otherwise abutting a street.
APPLICANT
Equivalent definition in the Municipalities Planning Code (MPC).[1] (A landowner or developer, as hereinafter defined, who has filed an application for development including his heirs, successors and assigns.)
[Amended 3-11-2014 by Ord. No. 676]
AVERAGE DAILY TRAFFIC (ADT)
The actual or calculated total vehicular trips that occur or are expected to occur on a specific street within a typical weekday.
BERM
A linear earth mound with a maximum slope of 3:1 with grass cover or a maximum slope of 2:1 when shrubbery or ground cover is used.
BLOCK
An area bounded by three or more streets.
BUILDING FACADE
Equivalent definition in Chapter 208 of the Lower Moreland Township (LMT) Codified Ordinances relating to Zoning. (The front exterior face, elevation, or building wall of a principal building, located below the eave line, that is often parallel, or essentially parallel, to the lot's frontage on a street, excluding alleys. See "building line, front.")
[Added 3-11-2014 by Ord. No. 676]
BUILDING SETBACK LINE
The rear line of the minimum front yard, as designated for each district in the Zoning Ordinance[2] measured from the street right-of-way line.
180 Building setback line.tif
Building Setback Line
CALIPER
The diameter of the main trunk of a tree. Caliper measurement shall be taken at a point on the trunk six inches above natural ground line for trees up to four inches in caliper and at a point 12 inches above the natural ground line for trees over four inches in caliper.
CARTWAY
The paved portion of a street right-of-way intended for vehicular use.
CLEAR SIGHT TRIANGLE
An area of unobstructed vision at street intersections defined by lines of sight between points at a given distance from the intersection of the streets.
CONDOMINIUM
As defined within the Uniform Condominium Act, No. 82 of 1980,[3] as amended, 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 included interests in the common elements are vested in the unit owners.
COVERAGE, LOT
Equivalent definition in Chapter 208 of the LMT Codified Ordinances relating to Zoning. (A measure of the intensity of the use of a piece of land measured as that portion or percentage of the lot area covered with structures, buildings, driveways, parking areas, loading facilities, bicycle/pedestrian pathways, patios, decks, and other similar types of structures as well as improved surfaces. Includes the water surface area of swimming pools.)
[Added 3-11-2014 by Ord. No. 676]
CROSSWALK
A publicly or privately owned right-of-way for pedestrian use, which crosses a cartway or cuts across a block so as to furnish access for pedestrians to adjacent streets or properties.
CUL-DE-SAC
A street intersecting another street at one end and terminating in a vehicular turnaround at the other end.
DENSITY
Equivalent definition in Chapter 208 of the LMT Codified Ordinances relating to Zoning. (A measure of the number of dwelling units permitted per acre of land.)
[Amended 10-17-2001 by Ord. No. 524; 3-11-2014 by Ord. No. 676]
DENSITY, NET
Equivalent definition in Chapter 208 of the LMT Codified Ordinances relating to Zoning. (The measure of the number dwelling units divided by the net lot area.)
[Added 3-11-2014 by Ord. No. 676]
DENSITY, OPEN SPACE DEVELOPMENT
Equivalent definition in Chapter 208 of the LMT Codified Ordinances relating to Zoning. (The measure of the number dwelling units divided by the net buildable site area.)
[Added 3-11-2014 by Ord. No. 676]
DESIGN CRITERIA
A manual of written and graphic design guidelines and standards intended to control and regulate the physical appearance of a traditional neighborhood development.
[Added 3-20-2002 by Ord. No. 529]
DESIGN STANDARDS
Regulations, as stated in Article V, imposing standards in the layout by which a subdivision or land development is governed.
DEVELOPER
Equivalent definition in the MPC.[4] (Any landowner, agent of such landowner, or tenant with the permission of such landowner, who makes or causes to be made a subdivision of land or a land development.)
[Amended 3-11-2014 by Ord. No. 676]
DRIVEWAY
A private vehicular service road providing access to single lot, building, dwelling or garage.
DWELLING
Equivalent definition in the IBC or IRC (as applicable) as referenced in the Pennsylvania Uniform Construction Code (Pennsylvania UCC) as adopted pursuant to Chapter 82 of the Lower Moreland Township Codified Ordinances relating to Building Construction. (A building that contains dwelling units, intended or designed to be used, rented, leased, let or hired out to be occupied for living purposes.)
[Amended 3-11-2014 by Ord. No. 676]
DWELLING, MULTIFAMILY
Equivalent definition in Chapter 208 of the LMT Codified Ordinances relating to Zoning. (A building containing a series of three or more dwelling units generally arranged in an over-under configuration; two or more dwelling units may share common entrances or other common areas. Includes apartment homes/houses.)
[Added 3-11-2014 by Ord. No. 676]
DWELLING, QUADRAPLEX
Equivalent definition in Chapter 208 of the LMT Codified Ordinances relating to Zoning. (A type of single-family attached dwelling including a series of four semidetached buildings arranged in both a side-by-side and in a front-to-back configuration; each building contains only one dwelling unit; and each dwelling unit has an individual entrance.)
[Added 3-11-2014 by Ord. No. 676]
DWELLING, SINGLE-FAMILY ATTACHED
Equivalent definition in Chapter 208 of the LMT Codified Ordinances relating to Zoning. (A series of three or more semidetached and attached buildings arranged in a side-by-side configuration; each building contains only one dwelling unit; and each dwelling unit has an individual entrance.)
[Added 3-11-2014 by Ord. No. 676]
DWELLING, SINGLE-FAMILY DETACHED
Equivalent definition in Chapter 208 of the LMT Codified Ordinances relating to Zoning. (A detached building containing one dwelling unit.)
[Added 3-11-2014 by Ord. No. 676]
DWELLING, SINGLE-FAMILY SEMIDETACHED
Equivalent definition in Chapter 208 of the LMT Codified Ordinances relating to Zoning. (A series of two semidetached buildings arranged in a side-by-side configuration; each building is located on an individual lot; each building contains only one dwelling unit; and each dwelling unit has an individual entrance.)
[Added 3-11-2014 by Ord. No. 676]
DWELLING, TWO-FAMILY DETACHED
Equivalent definition in Chapter 208 of the LMT Codified Ordinances relating to Zoning. (A detached building containing a series of two dwelling units arranged in an over-under, front-to-back, or side-by-side configuration; each building contains no more than two dwelling units; dwelling units may share common entrances or other common areas.)
[Added 3-11-2014 by Ord. No. 676]
DWELLING UNIT
Equivalent definition in the IBC or IRC (as applicable) as referenced in the Pennsylvania UCC as adopted pursuant to Chapter 82 of the LMT Codified Ordinances relating to Building Construction. [(A single unit providing complete, independent living facilities for one or more persons, including permanent provisions for living, sleeping, eating, cooking, and sanitation.) For purposes of this definition, "or more persons" shall specifically be limited to a maximum of one family.]
[Amended 3-11-2014 by Ord. No. 676]
EASEMENT
A right-of-way granted, but not dedicated, for limited use of private land for a private, public or quasi-public purpose.
ENGINEER
A professional engineer registered by the Commonwealth of Pennsylvania.
ESTABLISHED ORDINARY HIGH WATER MARK
Equivalent definition in Chapter 208 of the LMT Codified Ordinances relating to Zoning. (The point on the bank or shore of watercourse, stream, lake, or pond up to which the presence and action of the water is so continuous as to leave a distinct mark either by erosion, destruction of terrestrial vegetation, or other easily recognized characteristic.)
[Added 3-11-2014 by Ord. No. 676]
FEEDER ROOTS
The smallest roots of a tree, most of which are located within the top 12 inches of soil, which are responsible for most of the absorption of nutrients into the tree.
[Added 4-18-1990 by Ord. No. 394]
FIRE MARSHAL
The Fire Marshal of Lower Moreland Township, Montgomery County, Pennsylvania.
FLOODPLAIN
See "floodplain area" equivalent definition in Chapter 108 of the Lower Moreland Township Codified Ordinances relating to Floodplain Conservation and Damage Prevention. (A relatively flat or low land area which is subject to partial or complete inundation from an adjoining or nearby stream, river or watercourse; and/or any area subject to the unusual and rapid accumulation of surface waters from any source.)
[Amended 6-19-1991 by Ord. No. 413; 3-11-2014 by Ord. No. 676]
FLOODPLAIN SOILS
Soils in areas subject to periodic flooding and listed in the Soil Survey of Montgomery County, Pennsylvania, United States Department of Agriculture, Soil Conservation Service, April 1967, as being on the floodplain or subject to flooding. "Floodplain soils" include but are not limited to:
(1) 
Bermudian silt loam.
(2) 
Bouldery alluvial land.
FOREST
Areas, groves or stands of 10 or more mature trees with a continuous canopy and covering an area of 3/4 of an acre or more.
[Amended 10-17-2001 by Ord. No. 524; 3-11-2014 by Ord. No. 676]
IMPERVIOUS SURFACE
Equivalent definition in Chapter 172 of the LMT Codified Ordinances relating to Stormwater Management and Grading. (Those surfaces which do not absorb rain. All buildings, parking areas, driveways, streets, sidewalks and any areas in concrete, asphalt, and packed stone shall be considered impervious surfaces within this definition. In addition, all areas determined by the Township Engineer to be impervious within the meaning of this definition will also be classed as impervious surfaces.)
[5]
[Amended 3-11-2014 by Ord. No. 676]
IMPERVIOUS SURFACE RATIO
A measure of the intensity of use of a piece of land. It is measured by dividing the total area of all impervious surfaces within the site by the base site area.
[Amended 10-17-2001 by Ord. No. 524]
180 Impervious surface ratio.tif
Impervious Surface Ratio
Total area of impervious surfaces =
Base site area
0.80 acres
9.17 acres
= 0.087
IMPROVEMENTS SPECIFICATIONS
Regulations, as stated in Article VI, imposing minimum standards for the construction of required improvements, including but not limited to streets, curbs, sidewalks and sewers.
LAKES AND PONDS
Natural or artificial bodies of water 1/4 acre or larger which retain water year round. Artificial ponds may be created by dams or result from excavation. The shoreline of such water bodies shall be measured from the spillway crest elevation rather than permanent pool if there is any difference.
[Amended 10-17-2001 by Ord. No. 524]
LAND DEVELOPMENT
Equivalent definition in the MPC.[6] (Any of the following activities:
[Amended 8-16-1989 by Ord. No. 387; 3-11-2014 by Ord. No. 676]
(1) 
The improvement of one lot or two or more contiguous lots, tracts or parcels of land for any purpose involving:
(a) 
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
(b) 
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.
(2) 
A subdivision of land.)
LANDSCAPE ARCHITECT
A professional landscape architect registered by the Commonwealth of Pennsylvania.
LEVEL OF SERVICE
As described in the Highway Capacity Manual, Special Report 209 (Washington, D.C.: Transportation Research Board, National Research Council, 1985, as may be amended from time to time), the quality of traffic movement on a particular street or through a particular intersection.
LOT
Equivalent definition in the MPC.[7] [(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.) Also referred to as "parcel" or "tract."]
[Amended 3-11-2014 by Ord. No. 676]
LOT AREA
Equivalent definition in Chapter 208 of the LMT Codified Ordinances relating to Zoning. (The total area of the lot located between lot lines and street lines, including the area of any easement, but excluding the area of any right-of-way, and, in the case of subdivision or land development, excluding the area of any ultimate right-of-way.)
[Amended 3-11-2014 by Ord. No. 676]
LOT AREA, NET
Equivalent definition in Chapter 208 of the LMT Codified Ordinances relating to Zoning. (The total area of the lot located between lot lines and street lines, but excluding the area of any easement, ultimate right-of-way, or any applicable restrictive covenant.)
[Added 3-11-2014 by Ord. No. 676]
LOT, CORNER
A lot which has an interior angle of less than 135° at the intersection of two street lines. A lot abutting upon a curved street or streets shall be considered a corner lot if the tangent to the curve at the points beginning within the lot or at the points of intersection of the side lot lines intersect at an angle of less than 135°. For purposes of this definition, "abutting" shall mean "adjoining."
[Added 3-11-2014 by Ord. No. 676]
LOT COVERAGE
See "coverage, lot."
[Added 3-11-2014 by Ord. No. 676]
LOT, DOUBLE FRONTAGE
Equivalent definition in Chapter 208 of the LMT Codified Ordinances relating to Zoning. (An interior lot extending between and having lot frontage on two streets.)
[Added 3-11-2014 by Ord. No. 676]
LOT, FLAG
Equivalent definition in Chapter 208 of the LMT Codified Ordinances relating to Zoning. (An irregular, interior lot, whose lot frontage does not meet the minimum lot width requirement at the street line, and is comprised of two parts:
[Added 3-11-2014 by Ord. No. 676]
(1) 
FLAGThe larger portion of the flag lot located furthest away from the adjoining street line that is the location of the principal use; and
(2) 
FLAGPOLEThe longer, narrower portion of the flag lot between the street line and a line drawn parallel or radial thereto at the point where the flag lot attains the required minimum lot width of the applicable zoning district, that connects and provides access between the "flag" portion of the lot and the adjoining street, and is located between adjoining lots.)
LOT FRONTAGE
Equivalent definition in Chapter 208 of the LMT Codified Ordinances relating to Zoning. [That portion of a lot adjoining the street line (excluding an alley) and regarded as the front of the lot.]
[Added 3-11-2014 by Ord. No. 676]
LOT LINE
Equivalent definition in the IBC as referenced in the Pennsylvania UCC as adopted pursuant to Chapter 82 of the LMT Codified Ordinances relating to Building Construction. (A line dividing one lot from another; or from a street or any public place.)
[Added 3-11-2014 by Ord. No. 676]
LOT LINE, FRONT
See "street line."
[Added 3-11-2014 by Ord. No. 676]
LOT LINE, REAR
Equivalent definition in Chapter 208 of the LMT Codified Ordinances relating to Zoning. (Any lot line which is parallel to or essentially parallel to the street line, except for a lot line that is itself a street line.)
[Added 3-11-2014 by Ord. No. 676]
LOT LINE, SIDE
Equivalent definition in Chapter 208 of the LMT Codified Ordinances relating to Zoning. (Any lot line which is not a street line or a rear lot line.)
[Added 3-11-2014 by Ord. No. 676]
LOT, REVERSE FRONTAGE
Equivalent definition in Chapter 208 of the LMT Codified Ordinances relating to Zoning. (A double frontage lot with access restricted to one of the streets, usually the street of lesser classification or the street conveying the lesser amount of existing or proposed daily traffic.)
[Added 3-11-2014 by Ord. No. 676]
LOT WIDTH
Equivalent definition in Chapter 208 of the LMT Codified Ordinances relating to Zoning. (The horizontal distance between the side lines of a lot measured at the minimum front setback.)
[Added 3-11-2014 by Ord. No. 676]
MAJOR INTERSECTION
Any intersection of one or more collector or arterial streets.
MANAGER
The Manager of Lower Moreland Township, Montgomery County, Pennsylvania, or other person so designated by the Board of Commissioners.
MANNING'S EQUATION
A computation to determine stormwater velocity according to the formula:
V =
1.486
n
R2/3S1/2
Where:
V
=
The velocity in feet per second.
R
=
The hydraulic radius is equal to the net effective area (A) divided by the wetted perimeter (WP).
The "wetted perimeter" is the linear feet of the drainage facility cross section which is wetted by the water.
R=
A
WP
S
=
The slope of the energy line (for approximation, use water surface slope in wetted stream and stream bed slope in dry stream).
n
=
The roughness coefficient.
MANUFACTURED HOME
Equivalent definition in the Pennsylvania UCC. {Under Section 901(a) of the Act [35 P.S. § 7210.901(a)], housing which bears a label as required by and referenced in the Manufactured Housing Act (35 P.S. §§ 1656.1 to 1656.9), certifying that it conforms to federal construction and safety standards adopted under the National Manufactured Housing Construction and Safety Standards Act of 1974 (42 U.S.C.A. §§ 5401 to 5426).}
[Added 3-11-2014 by Ord. No. 676]
MANUFACTURED HOME LOT
See "mobile home lot."
[Added 3-11-2014 by Ord. No. 676]
MANUFACTURED HOME PARK
See "mobile home park."
[Added 3-11-2014 by Ord. No. 676]
MANUFACTURED HOME STAND OR PAD
Equivalent definition in Chapter 208 of the LMT Codified Ordinances relating to Zoning. (That part of an individual manufactured home space that has been reserved for the placement of a manufactured home and appurtenant structures and connections.)
[Added 3-11-2014 by Ord. No. 676]
MARKER
A metal pipe or pin of at least 1/2 inch in diameter and at least 24 inches in length.
MATURE TREE
A healthy, natural, noninvasive, nonnoxious tree with a caliper (diameter) of more than six inches measured at a height of 4.5 feet above the natural grade at the base of the tree. For purposes of this definition, dogwoods and other small species shall be considered mature when the caliper (diameter) of more than two inches is measured at a height of 4.5 feet above the natural grade at the base of the tree.
[Added 3-11-2014 by Ord. No. 676]
MAXIMUM EXPECTED DISCHARGE
The maximum expected quantity of water arriving at a particular location.
MOBILE HOME
See "mobile home" equivalent definition in the MPC.[8] (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.) For purposes of this chapter, a "mobile home" shall be considered a "manufactured home."
[Amended 12-21-1988 by Ord. No. 379; 8-16-1989 by Ord. No. 387; 3-11-2014 by Ord. No. 676]
MOBILE HOME LOT
See "mobile home lot" equivalent definition in the MPC.[9] (A parcel of land in a mobile home park, improved with the necessary utility connections and other appurtenances necessary for the erections thereon of a single mobile home.) For purposes of this chapter, a "mobile home lot" shall be considered a "manufactured home lot."
[Amended 12-21-1988 by Ord. No. 379; 8-16-1989 by Ord. No. 387; 3-11-2014 by Ord. No. 676]
MOBILE HOME PARK
See "mobile home park" equivalent definition in the MPC.[10] (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). For purposes of this chapter, a "mobile home park" shall be considered a "manufactured home park."
[Amended 12-21-1988 by Ord. No. 379; 8-16-1989 by Ord. No. 387; 3-11-2014 by Ord. No. 676]
MONUMENT
A stone or concrete monument with a flat top of at least four inches square, scored with an X to mark the reference point, at least 30 inches in length, the bottom sides of which are at least two inches greater than the top to minimize movements caused by frost.
OFFICIAL MAP
The Official Map of Lower Moreland Township, Montgomery County, Pennsylvania.
OPEN SPACE
Equivalent definition in Chapter 208 of the LMT Codified Ordinances relating to Zoning. (An area of land used for recreation, resource protection, amenities or buffers, which is freely accessible to all residents of a particular development or subdivision or, if dedicated, is accessible to the public, as protected by the provisions of this chapter and Chapter 180 of the LMT Codified Ordinances relating to Subdivision and Land Development to ensure that it remains in such uses and is protected from future development. Such open space may include improvements and lot coverage to the extent that such is an element of the particular open space use and serves a related function, whether as parking, tennis courts, driveways, or service roads.) For purposes of this definition, "this chapter" shall refer to Chapter 180 of the LMT Codified Ordinances relating to Subdivision and Land Development and "Chapter 180 of the LMT Codified Ordinances relating to Subdivision and Land Development" shall be replaced by "Chapter 208 of the LMT Codified Ordinances relating to Zoning."
[Amended 10-17-2001 by Ord. No. 524; 3-11-2014 by Ord. No. 676]
OPEN SPACE DEVELOPMENT
Equivalent definition in Chapter 208 of the LMT Codified Ordinances relating to Zoning. (A method of developing land for residential use utilizing certain performance standards, including, but not limited to, provision for an open space ratio, density, lot coverage, and other standards as set forth in this chapter, in addition to certain dimensional requirements as set forth in this chapter. Open space developments allow the grouping or clustering of dwelling units, permitting more flexible designs. The subdivision as a whole must meet all prescribed standards for open space, density, lot coverage, and other requirements of this chapter and Chapter 180 of the LMT Codified Ordinances relating to Subdivision and Land Development.) For purposes of this definition, "this chapter" shall refer to Chapter 180 of the LMT Codified Ordinances relating to Subdivision and Land Development and "Chapter 180 of the LMT Codified Ordinances relating to Subdivision and Land Development" shall be replaced by "Chapter 208 of the LMT Codified Ordinances relating to Zoning."
[Added 3-11-2014 by Ord. No. 676]
OPEN SPACE RATIO
The total amount of open space within a site divided by the base site area.
[Amended 10-17-2001 by Ord. No. 524]
180 Open space ratio.tif
Open Space Ratio
Open Space
Base Site Area
=
3.67 acres
9.17 acres
= 0.31
PEAK HOUR TRAFFIC
The highest number of vehicles found or expected to be found during the a.m. or p.m. hours passing over a section of street in 60 consecutive minutes.
PLAN, FINAL
A complete and exact subdivision plan, including all required supplementary data, prepared for official recording as required by statute, defining property rights and proposed streets and other improvements.
PLAN, IMPROVEMENT CONSTRUCTION
A plan or set of plans and supporting documents prepared by an engineer, detailing the engineering specifications for streets, sanitary sewers, stormwater drainage facilities and other improvements required by this chapter.
PLANNING MODULE FOR LAND DEVELOPMENT
An application required by the Pennsylvania Sewage Facilities Act, Section 5(a) and (d);[11] and Section 71.15(b) and (c) of the Pennsylvania Department of Environmental Resources, Title 25, Rules and Regulations, Chapter 71, Administration of Sewage Facilities Program, as amended.[12]
PLAN, PRELIMINARY
A formal subdivision plan, including all supplementary data, showing proposed street and lot layout as a basis for consideration prior to preparation of the final plan.
PLAN, RECORD
A copy of the final plan which contains the original required endorsements of the Township and which is intended to be recorded with the Montgomery County Recorder of Deeds.
PLAN, SKETCH
An informal plan indicating salient existing features of a tract and its surroundings and the general layout of a proposed subdivision.
PLAT
The map or plan of a subdivision or land development, whether preliminary or final.
PRUNING
The removal of branches from a tree using proper tools and approved cutting techniques.
[Added 4-18-1990 by Ord. No. 394]
PUBLIC TRANSPORTATION
Transportation service for the general public provided by a common carrier of passengers generally on a regular-route basis.
RATIONAL EQUATION
A calculation utilized to determine the maximum expected discharge according to the formula:
Q = CIA
Where:
Q
=
The maximum expected discharge in cubic feet per second.
C
=
The runoff factor expressed as a percent of the total water falling on an area.
I
=
The rate of rainfall for the time of concentration of the drainage area in inches per hour for a given storm frequency.
A
=
The drainage area expressed in acres.
RESERVE STRIP
A parcel of ground in separate ownership, sometimes public, separating a street from other adjacent properties or from another street.
RESUBDIVISION
Any replatting or new division of land. Replattings shall be considered as constituting a new subdivision of land. See definition of "subdivision."
REVIEW
An examination of a plan to determine compliance with this chapter, the Zoning Ordinance[13] and other pertinent requirements.
RIGHT-OF-WAY
Land set aside for passage, such as a utility, street, alley or other means of travel.
(1) 
EXISTING RIGHT-OF-WAYThe legal rights-way as established by the commonwealth or other appropriate governing authority and currently in existence.
(2) 
ULTIMATE RIGHT-OF-WAYThe rights-way as shown on the Official Map, as appropriate to provide adequate width for future street improvements.
SEWER
A public or private sanitary sewer system.
(1) 
PUBLIC SEWER SYSTEMAny system, including capped sewers, approved by the Pennsylvania Department of Environmental Resources and Lower Moreland Township, which collects sewage and/or industrial wastes of a liquid nature from two or more lots and treats and/or disposes such sewage and/or industrial wastes at an approved sewage disposal system.
(2) 
PRIVATE SEWER SYSTEMA system of piping, tanks or other facilities, approved by the Pennsylvania Department of Environmental Resources and Lower Moreland Township, serving one or more buildings located on a single lot which collects or disposes of sewage in whole or in part into the soil on the same lot.
SIGHT DISTANCE
The length of roadway visible to the driver of a passenger, vehicle at any given point on the roadway when the view is unobstructed by traffic. "Sight distance" measurements shall be made from a point 3.5 feet above the center line of the cartway surface to a point 0.5 feet above the center line of the cartway surface.
180 Sight distance.tif
Sight Distance
SINGLE AND SEPARATE OWNERSHIP
Equivalent definition in Chapter 208 of the LMT Codified Ordinances relating to Zoning. (The ownership of a lot by one or more persons, partnerships or corporations, which ownership is separate and distinct from that of any adjoining lot.)
[Added 3-11-2014 by Ord. No. 676]
SITE
Equivalent definition in Chapter 208 of the LMT Codified Ordinances relating to Zoning. (A lot, tract or parcel of land or a series of adjoining lots, tracts or parcels joined together.)
[Amended 3-11-2014 by Ord. No. 676]
SITE AREA
All land area within the site as defined in the deed. Area shall be determined from an actual site survey rather than from a deed description.
SITE AREA, BASE
Equivalent definition in Chapter 208 of the LMT Codified Ordinances relating to Zoning. (That portion of the gross site area remaining after deduction of the area of any existing easement or right-of-way, ultimate right-of-way, or any applicable restrictive covenant.)
[Added 10-17-2001 by Ord. No. 524; amended 3-11-2014 by Ord. No. 676]
SITE AREA, GROSS
Equivalent definition in Chapter 208 of the LMT Codified Ordinances relating to Zoning. (The total area of land located within the site as defined in the deed as determined from an actual site survey rather than from a deed description.)
[Added 3-11-2014 by Ord. No. 676]
SITE AREA, NET BUILDABLE
Equivalent definition in Chapter 208 of the LMT Codified Ordinances relating to Zoning. (That portion of the base site area remaining for development after the deduction of any required open space for resource protection and recreation.)
[Added 10-17-2001 by Ord. No. 524; amended 3-11-2014 by Ord. No. 676]
SOIL PERCOLATION TEST
A field test conducted to determine the suitability of the soil for on-site sanitary sewage disposal facilities by measuring the absorptive capacity of the soil at a given location and depth.
SOLICITOR
The Solicitor of Lower Moreland Township, Montgomery County, Pennsylvania.
STEEP SLOPES
Areas where the slope exceeds 15%.
[Amended 10-17-2001 by Ord. No. 524]
STREET
A public or private thoroughfare used or intended to be used for passage or travel by motor vehicles and pedestrians and which furnishes access to abutting properties and space for public utilities. "Streets" are further defined and classified as follows:
(1) 
EXPRESSWAYSLimited access highways with full grade separation serving a large volume of high-speed through traffic designed for an operating speed of 70 miles per hour.
(2) 
ARTERIALSMajor regional highways, with full volume or partial access control, designed for a large volume of through traffic. An average daily traffic count of 10,001 trips or greater and an intended operating speed of 60 miles per hour is expected.
(3) 
MAJOR COLLECTORSStreets designed to provide access between local or minor collector streets and arterials and expressways. Access is controlled by limiting curb cuts and providing marginal access areas. An average daily traffic count of 3,501 to 10,000 trips and an intended operating speed of 50 miles per hour is expected.
(4) 
MINOR COLLECTORSStreets which primarily serve to connect feeder and local streets with major collectors and arterials. An average daily traffic count of 651 to 3,500 trips and an intended operating speed of 40 miles per hour is expected.
(5) 
LOCAL STREETSStreets used primarily to provide access to more heavily traveled streets for abutting properties in internally developed areas. An average daily traffic count of up to 650 trips and an intended operating speed of 30 miles per hour is expected.
(6) 
MARGINAL ACCESS STREETSMinor streets parallel and adjacent to arterials or minor or major collectors but separated from said arterials or collectors by a planted strip of land, which provides access to abutting properties.
(7) 
HALF OR PARTIAL STREETSStreets parallel and adjacent to a property line which have a lesser right-of-way width than required by this chapter.
STREET LINE
The dividing line between a lot and a public street, road or highway, legally open or officially recorded by the Township, or between a lot and a private street, road or way over which the owners or tenants of two or more lots held in single and separate ownership have the right-of-way.
STUDY AREA
An area extending 1/2 mile along a street adjacent to the site in both directions from all proposed or existing access points or to and including a major intersection with a collector or arterial, whichever area is greater.
SUBDIVIDER
See "developer."
[Amended 3-11-2014 by Ord. No. 676]
SUBDIVISION
Equivalent definition in the MPC.[14] (The division or redivision of a lot, tract or parcel of land by any means into two or more lots, tracts, parcels or other divisions of land including changes in existing lot lines for the purpose, whether immediate or future, of lease, partition by the court for distribution to heirs or devisees, 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 8-16-1989 by Ord. No. 387; 3-11-2014 by Ord. No. 676]
SUBDIVISION, AGRICULTURAL
A subdivision by lease containing lots in excess of 10 acres, the use of which is for agricultural purposes as specified in the definition of "agricultural purpose." Residential subdivisions shall not be considered under this definition.
SUBDIVISION, MAJOR
A subdivision which requires the installation of public improvements.
SUBDIVISION, MINOR
A subdivision into five or less lots, provided that the proposed lots thereby created have frontage on an improved street or streets, and provided, further, that there is not created by the subdivision any new street, any required public improvements or the need therefor.
SURVEYOR
A surveyor registered by the Commonwealth of Pennsylvania.
SWALE
A low-lying area which is designed to accommodate the proper channeling of stormwater.
TIME OF CONCENTRATION
The interval of time required for water from the most remote portion of the drainage area to reach a given point.
TOWNSHIP ARBORIST
A landscape architect registered by the Commonwealth of Pennsylvania and designated by the Board of Commissioners to perform the duties of arborist as herein specified.
[Added 4-18-1990 by Ord. No. 394]
TOWNSHIP ENGINEER
Equivalent definition in Chapter 208 of the LMT Codified Ordinances relating to Zoning. (A qualified, professional engineer licensed and registered to practice in the Commonwealth of Pennsylvania, designated by the LMT BOC to furnish professional and technical assistance for the administration of this chapter.) The phrase "this chapter" shall mean Chapter 180 of the LMT Codified Ordinances relating to Subdivision and Land Development.
[Amended 3-11-2014 by Ord. No. 676]
TOWNSHIP SOLICITOR
Equivalent definition in Chapter 208 of the LMT Codified Ordinances relating to Zoning. (The attorney licensed to practice in the Commonwealth of Pennsylvania, designated by the LMT BOC to furnish professional and legal assistance for the administration of this chapter.) The phrase "this chapter" shall mean Chapter 180 of the LMT Codified Ordinances relating to Subdivision and Land Development.
[Added 3-11-2014 by Ord. No. 676]
TOWNSHIP ZONING OFFICER
Equivalent definition in Chapter 208 of the LMT Codified Ordinances relating to Zoning. (The duly constituted municipal official designated by the LMT BOC to administer and enforce this chapter in accordance with its literal terms.) The phrase "this chapter" shall mean Chapter 208 of the LMT Codified Ordinances relating to Zoning.
[Added 3-11-2014 by Ord. No. 676]
TRACT
A site.
TRADITIONAL NEIGHBORHOOD DEVELOPMENT
Equivalent definition in the MPC.[15] (An area of land developed for a compatible mixture of residential units for various income levels and nonresidential commercial and workplace uses, including some structures that provide for a mix of uses within the same building. Residences, shops, offices, workplaces, public buildings, and parks are interwoven within the neighborhood so that all are within relatively close proximity to each other. Traditional neighborhood development is relatively compact, limited in size and oriented toward pedestrian activity. It has an identifiable center and a discernible edge. The center of the neighborhood is in the form of a public park, commons, plaza, square or prominent intersection of two or more major streets. Generally, there is a hierarchy of streets laid out in a rectilinear or grid pattern of interconnecting streets and blocks that provide multiple routes from origins to destinations and are appropriately designed to serve the needs of pedestrians and vehicles equally.)
[Added 3-20-2002 by Ord. No. 529; amended 3-11-2014 by Ord. No. 676]
TREE DRIPLINE
A line, generally circumferential, marking the outer reaches of a tree's branches.
[Added 4-18-1990 by Ord. No. 394]
TREE PROTECTION ZONE
An area that is radial to the trunk of a tree encompassing an area 15 feet from the trunk of a tree to be retained or the distance from the trunk of a tree to the dripline, whichever is greater, in which no construction activity shall occur. Where there is a group of trees or a forest, the "tree protection zone" shall be the aggregate of the protection zones for individual trees.
[Added 4-18-1990 by Ord. No. 394]
TRIP GENERATION RATES
The total count of trips expected to and from a particular land use.
VOLUME/CAPACITY ANALYSIS
A procedure, as described in the Highway Capacity Manual, Special Report 209 (Washington, D.C., Transportation Research Board, National Research Council, 1985, as may be amended from time to time), which compares the volume of a street or intersection approach to its capacity (maximum number of vehicles that can pass a given point during a given time period).
WARRANTS FOR TRAFFIC SIGNAL INSTALLATION
A series of justifications which details the minimum traffic or pedestrian volumes or other criteria necessary for the installation of a traffic signal. These "warrants" are contained in the Pennsylvania Department of Transportation, Rules and Regulations for Engineering and Traffic Studies, Chapter 201, as amended; and supplemented by the Manual on Uniform Traffic Control Devices for Streets and Highways, United States Department of Transportation, Federal Highway Administration, 1971, Sections 4C-1 through 4C-10, as may be amended from time to time.
WATERCOURSE
Equivalent definition in Chapter 172 of the LMT Codified Ordinances relating to Stormwater Management and Grading. (A channel or conveyance of surface water, such as a stream or creek, having defined bed and banks, whether natural or artificial, with perennial or intermittent flow.)[16]
[Added 3-11-2014 by Ord. No. 676]
WATERCOURSE, PERENNIAL
Equivalent definition in Chapter 208 of the LMT Codified Ordinances relating to Zoning. [A watercourse shown as a continuous blue line, not a dashed blue line, on a United States Geological Survey (USGS) quadrangle map.]
[Added 3-11-2014 by Ord. No. 676]
WATER SUPPLY, CENTRAL
Any municipal water supply system or any system for the supply and distribution of water to more than one user unit (dwelling, business or institution, or combination thereof).
WATER SUPPLY, PRIVATE
A system for supplying and distributing water to a single dwelling or other building from a source located on the same lot.
WETLANDS
An area inundated or saturated by surface water or groundwater at a frequency and duration sufficient to support, and that under normal circumstances does support, a prevalence of vegetation typically adapted to life in saturated soil conditions, including swamps, marshes, bogs, and similar areas. The term includes but is not limited to wetland areas listed in the State Water Plan, the United States Forest Service Wetlands Inventory of Pennsylvania, the Pennsylvania Coastal Zone Management Plan, and wetland areas designated by a river basin commission.
[Added 10-17-2001 by Ord. No. 524][17]
ZONING ORDINANCE
The Zoning Ordinance of the Township of Lower Moreland, 1963, as amended.[18]
[1]
Editor's Note: See 53 P.S. § 10107.
[2]
Editor's Note: See Ch. 208, Zoning.
[3]
Editor's Note: See 68 Pa.C.S.A. § 3101 et seq.
[4]
Editor's Note: See 53 P.S. § 10107.
[5]
Editor's Note: This definition of "impervious surface" appeared in Ch. 172, Stormwater Management and Grading, adopted 5-19-2004 by Ord. No. 555, which was repealed on 5-13-2014 by Ord. No. 682. See now Ch. 172, Stormwater Management.
[6]
Editor's Note: See 53 P.S. § 10107.
[7]
Editor's Note: See 53 P.S. § 10107.
[8]
Editor's Note: See 53 P.S. § 10107.
[9]
Editor's Note: See 53 P.S. § 10107.
[10]
Editor's Note: See 53 P.S. § 10107.
[11]
Editor's Note: See 35 P.S. § 750.5(a) and (d).
[12]
Editor's Note: Former 25 Pa. Code § 71.15, including § 71.15(b) and (c), were reserved on 6-9-1989.
[13]
Editor's Note: See Ch. 208, Zoning.
[14]
Editor's Note: See 53 P.S. § 10107.
[15]
Editor's Note: See 53 P.S. § 10107.
[16]
Editor's Note: This definition of "watercourse" appeared in Ch. 172, Stormwater Management and Grading, adopted 5-19-2004 by Ord. No. 555, which was repealed on 5-13-2014 by Ord. No. 682. See now Ch. 172, Stormwater Management.
[17]
Editor's Note: The former definition of "Zoning Officer," which immediately followed this definition, was repealed 3-11-2014 by Ord. No. 676. See now the definition of "Township Zoning Officer."
[18]
Editor's Note: The prior Zoning Ordinance, Ord. No. 96, adopted 8-12-1963, was superseded on 4-9-2014 by Ord. No. 679. Article I of Ord. No. 679 is codified in Ch. 208, Zoning, of the Code; the complete Zoning Ordinance is available online at www.lowermoreland.org and in the Township offices.