[Amended 3-15-1989 by Ord. No. 89-1; 12-26-1990 by Ord. No. 90-12; 8-4-1999 by Ord. No. 99-10; 8-19-1999 by Ord. No. 99-1111-1-2000 by Ord. No.
2000-92-4-2009 by Ord. No. 2009-111-4-2020 by Ord. No. 2020-03]
For purposes of this chapter, certain words shall be interpreted
as follows:
A.Â
Words used in the present tense include the future.
B.Â
The singular number includes the plural, and the plural includes
the singular.
C.Â
The phrase "used for" includes "arranged for," "designed for," "intended
for," "maintained for" and "occupied for."
D.Â
The word "person" includes an individual, corporation, partnership,
incorporated association and/or any other entity.
E.Â
The words "include" or "including" shall not limit the term to the
specified examples, but are intended to extend the meaning to all
other instances of like kind and character.
F.Â
The word "building" shall always be construed as if followed by the
words "or part thereof."
G.Â
The word "may" is permissive, and the words "shall", "must" and "will"
are always mandatory.
H.Â
The words "he" or "she" or "they" are to be used interchangeably
with the word person.
I.Â
The word "street" includes road, way, roadway, throughway, highway,
avenue, lane, boulevard, or expressway.
J.Â
The word "stream" includes watercourse, creek or river, and, where
referenced, a seasonal or intermittent stream and any other similar
body of moving water.
K.Â
The names of organizations including government agencies shall be
construed to include their successors.
A.Â
Words and terms used in this chapter shall have the meanings given
in this article. Unless expressly stated otherwise, any pertinent
word or term not a part of this listing but vital to the interpretation
of this chapter shall be construed to have its legal definition or,
in absence of a legal definition, its meaning as commonly accepted
by practitioners, including civil engineers, surveyors, architects,
landscape architects and planners.
B.Â
ACCEPTED ENGINEERING PRACTICE
ACCESS DRIVE
ACCESSORY STRUCTURE
ACCESSORY USE
ACCESS STRIP
AISLE
ALLEY
ANCHORING (MOBILE HOME)
APPLICANT
APPLICATION FOR DEVELOPMENT
BASE FLOOD
BLOCK
BOARD OF SUPERVISORS
BUFFER
BUILDING
BUILDING ENVELOPE
CALIPER
CARTWAY
COMMON ELEMENTS
COMMON OPEN SPACE
COMMUNICATIONS EQUIPMENT BUILDING
COMMUNICATIONS TOWER
COMPREHENSIVE PLAN
CONSTRUCTION
CONTIGUOUS PROPERTIES
CROSSWALK
CUL-DE-SAC
CURBLINE
CUT
DBH or dbh
DEVELOPMENT
DEVELOPMENT PLAN
DISTURBED AREA
DRIVEWAY
DWELLING UNIT
EASEMENT
ELEVATION
ENGINEER
EQUIVALENT RIGHT-OF-WAY
ESCROW
EXCAVATION
EXISTING CONDITION
FILL
FINANCIAL SECURITY
FLAG LOT
FLOODPLAIN-RELATED TERMS
FRONTAGE
GRADE
GROUND COVER
GUARANTEE, MAINTENANCE
GUARANTEE, PERFORMANCE
HEIGHT OF BUILDING
HITCH
IMPACT FEE
IMPERVIOUS COVERAGE
IMPERVIOUS SURFACE
IMPOUNDMENT
IMPROVEMENTS
IMPROVEMENTS, DEDICATED
IMPROVEMENTS, REQUIRED OR PUBLIC
INVASIVE PLANTS/NOXIOUS VEGETATION
LAND DEVELOPMENT
LANDOWNER
LOT
LOT AREA
LOT LINE
LOT WIDTH
LOT, REAR
MATURE TREE
MOBILE HOME
MOBILE HOME LOT
MOBILE HOME PARK
MOBILE HOME STAND
MOUNTABLE CURB
NATURAL FEATURE
OPEN SPACE
PARK
PENNSYLVANIA MUNICIPALITIES PLANNING CODE
PLAN
PRINCIPAL BUILDING
PUBLIC HEARING
PUBLIC MEETING
REVERSE FRONTAGE LOTTING
RIGHT-OF-WAY
SEWAGE FACILITIES PLAN
SEWER CONNECTION
SEWER RISER PIPE
SHARED-USE PATH
SIGHT DISTANCE, STOPPING
SIGHT TRIANGLE
SKIRTS
SOIL SURVEY
SPECIMEN TREE
STORMWATER BASIN
STORMWATER MANAGEMENT FACILITY
STORMWATER RUNOFF
STREET LINE
STREET or ROAD
STREET RIGHTS-OF-WAY
(1)Â
(2)Â
(3)Â
STRUCTURE
SUBDIVISION
SURVEYOR
TOPSOIL
TRAFFIC IMPACT FEE
TRAFFIC IMPACT STUDY
TRAIL
TRIP
ULTIMATE RIGHT-OF-WAY LINE
VISUAL SCREEN
WATER CONNECTION
WATER SURVEY
WATER-RISER PIPE
WATERCOURSE
WETLAND
YARD
(1)Â
(2)Â
(3)Â
YARD LINE
ZONING OFFICER
As used in this chapter, the following terms shall have the meanings
indicated:
That engineering practice which conforms to accepted principles,
tests or standards of nationally recognized technical, scientific
and/or engineering authorities.
A privately owned, constructed, and maintained vehicular
access from a public or private right-of-way to off-street parking
or loading spaces.
See § 164-5, Definitions and word usage, of the Lower Salford Township Zoning Ordinance.
See § 164-5, Definitions and word usage, of the Lower Salford Township Zoning Ordinance.
See § 164-5, Definitions and word usage, of the Lower Salford Township Zoning Ordinance.
The traveled way by which vehicles enter and depart parking
spaces.
A privately-owned right-of-way, on which no new dwellings,
stores or other principal buildings are intended to front, serving,
in most cases, as the secondary means of access to two or more properties
whose principal frontage is some other street.
The fastening of a mobile home to its mobile home stand in
order to prevent upset or damage due to wind, erosion, flooding or
other natural forces.
A person who has filed an application for approval of subdivision,
land development plans, variance, special exception, or conditional
use, including his/her heirs, successors, agents and assigns. This
term also includes landowner, developer, builder and/or other persons
responsible for the plans and construction of buildings and/or other
improvements on any parcel of land.
See § 107, Definitions, of the Pennsylvania Municipalities
Planning Code.[1]
See definition under "floodplain-related terms."
A unit of land bounded by streets or a combination of streets
and public land, railroad rights-of-way, waterways, or any other barrier
to development.
The elected governing body of the Lower Salford Township;
also referred to as the "Supervisors" or the "Board."
See § 164-5, Definitions and word usage, of the Lower Salford Township Zoning Ordinance.
Any structure, whether built conventionally or in a manner
generally referred to as "mobile," "modular" or "manufactured" and
having enclosed walls and roof permanently affixed to, and located
on the land intended for supporting a use or occupancy.
The area of a lot within which a principal building may be
erected. This area is defined by the limits of the minimum front,
side and rear yard areas and encompasses the area of the lot not found
in the yard areas, legal rights-of-way, or other areas defined in
the zoning ordinance.
Diameter of a tree's trunk in inches, measured 12 inches
above the ground. Caliper of trees is a standard measurement used
in the grading of nursery stock.
The improved portion of a street, highway, alley or driveway
intended for vehicular use, not including the shoulders.
Any part of a development used jointly by the occupants of
the development, including but not limited to open space, recreation
facilities, roadways, parking areas, storage buildings, landscaped
areas, drainage easements, maintenance facilities, and any utilities
that service more than one unit, such as sewer and water facilities.
A parcel or parcels of land or a combination of land and
water within a development site designed and intended for the use
or enjoyment of residents of a development, not including streets,
off-street parking areas and areas set aside for public facilities;
also referred to as "open space"; may be public or private. Common
open space shall not be part of individual residential lots, and shall
be substantially free of structures but may contain recreational facilities
for park users or historic buildings as are shown in the approved
development plan.
An unmanned building or building addition containing communications
equipment required for the operation of communications antennas and
covering an area on the ground not greater than 250 square feet.
A structure other than a building, such as a monopole, a
self-supporting tower or a guyed tower, designed and used to support
communications antennas.
The current, officially adopted Comprehensive Plan for the
Indian Valley Region, adopted by Lower Salford Township, and all amendments
thereto, including maps, charts, and/or descriptive matter, indicating
recommendations for the continuing development of the Township and
including all elements required by the Pennsylvania Municipalities
Planning Code.[2]
The construction, reconstruction, renovation, repair, extension,
expansion, alteration or relocation of a building or structure, including
the placement of mobile homes.
Properties sharing a common boundary. Properties on opposite
sides of a public right-of-way shall not be considered contiguous.
An improved area for pedestrian travel across a street connecting
two blocks or parking areas.
A local street with only one outlet and having an appropriate
terminus for the safe and convenient reversal of traffic.
The outermost edge of a cartway, equivalent to the edge of
paving where curbs are not utilized.
An excavation; the difference between a point on the original
ground and a designated point of lower elevation on the final grade;
also, the material removed in an excavation.
Diameter at breast height; a measure of trunk diameter in
inches, taken at 4Â 1/2 feet above the ground. Dbh measurement
is applied to existing trees.
Any man-made change to improved or unimproved real estate,
including but not limited to buildings or other structures, the placement
of mobile homes, streets and other paving, utilities, mining, dredging,
filling, grading, excavation or drilling operations and the subdivision
of land.
See Section 107, Definitions, of the Pennsylvania Municipalities
Planning Code.[3]
An area where vegetation has been removed and/or soil has
been exposed, graded, or removed.
A private lane providing for vehicular and pedestrian access
between a public or private street and a parking area within a lot
or property.
One or more rooms designed, occupied, or intended for occupancy
as a separate living quarter with cooking, sleeping, and sanitary
facilities for the exclusive use of a single occupant, multiple occupants,
or a family maintaining a household.
A right-of-way or other right granted by a property owner
for the use of a designated part of his/her property for public, quasi-public
or private purposes, including, but not limited to, utilities, stormwater,
watershed management purposes, drainageways and access.
A vertical distance above or below a fixed reference level;
or a flat scale drawing of the front, rear, or side of a building.
A professional engineer, licensed and registered as such
in the Commonwealth of Pennsylvania and competent in profession as
established under the Pennsylvania Engineer, Land Surveyor, and Geologist
Registration Act.[4]
A theoretical right-of-way dimension calculated from the
center line of designated private internal roads, the width of which
corresponds to that of public roads performing the same function.
A deposit of cash, or other acceptable form of financial
security, with the Township or escrow agent to secure the promise
to perform some future act.
Any act by which natural materials are dug into, cut, quarried,
uncovered, removed, displaced, relocated or bulldozed, as well as
the conditions resulting therefrom.
The dominant land cover during the five-year period immediately
preceding a proposed regulated activity.
Any act by which natural materials are 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, as well as the conditions
resulting therefrom.
A letter of credit, surety bond, certified check, or cash
escrow provided by the applicant to secure its promises regarding
required or public improvements associated with an approved subdivision
or land development.
See "lot, rear."
See § 164-5, Definitions and word usage, of the Lower Salford Township Zoning Ordinance.
The length of the lot line abutting a street right-of-way
and ordinarily regarded as the front of the lot.
The slope of a street, parcel of land, utility lines, drainageways,
etc., specified in percent and shown on plans as required herein.
Low-growing plant materials planted in a manner to provide
continuous plant cover of the ground surface; lawn, ivy and other
low plant materials are included. Nonplant ground cover may also include
bark or wood chips, gravel and stone, provided that they are maintained
as a continuous pervious cover.
Financial security which may be required from the developer
by the Township after final acceptance by the Township of improvements
installed by the developer. Such security may include irrevocable
letter of credit, cash escrow account or surety bond with a bonding
company or commonwealth or federally chartered financial institution
and typically held for a time period of 18 months.
Financial security which may be required from the developer
by the Township in lieu of the requirement that certain improvements
be made before the Township approves a developer's subdivision
or land development plan. Such security may include irrevocable letter
of credit, escrow account or surety bond with a bonding company or
commonwealth or federally chartered financial institution as further
specified in this chapter.
See § 164-5, Definitions and word usage, of the Lower Salford Township Zoning Ordinance.
A device which is part of the frame or attached to the frame
of a mobile home and connects it to a power source for the purpose
of transporting the unit.
A fee imposed on a development to help finance the cost of
new improvements or services. Impact fees do not include the dedication
of rights-of-way or easements for such new facilities or construction
of such improvements.
See § 164-5, Definitions and word usage, of the Lower Salford Township Zoning Ordinance.
See § 164-5, Definitions and word usage, of the Lower Salford Township Zoning Ordinance.
A body of water, such as a pond, confined by dam, dike, floodgate,
or other barrier.
Any addition to, or alteration of a lot, tract, or parcel
of land or any structure thereon, that requires the issuance of a
permit from the Township (such as a building or grading permit) including,
but not limited to, land development, construction or expansion of
a building or other structure, land division, street construction,
drilling, and site alteration such as embankments, dredging, grubbing,
grading, landscaping, paving, parking or storage facilities, excavation,
filling, stockpiling, or clearing.
Improvements, including but not limited to those contained
in the definition of "Required or Public Improvements," that are intended
for dedication to the Township, or other municipal body or authority,
either in fee or in easement.
The physical additions, installations and changes required
by this chapter (Subdivision and Land Development) and/or required
as a condition of preliminary, final or preliminary/final approval
of a plan to render land suitable for the use proposed, including
but not limited to streets, curbs, sidewalks, utilities, grading,
drainage facilities, street lights, paving, line striping, signage,
open space delineation, shade trees and landscaping.
Plants that are not native plants in a given area, grow aggressively,
and spread and displace native plants. Invasive plants are generally
undesirable because they are difficult and costly to control and can
dominate whole habitats, making them environmentally destructive in
certain situations. Lists of invasive plants are periodically updated
and available from the Pennsylvania Department of Conservation and
Natural Resources (https://www.dcnr.pa.gov/Conservation/WildPlants/InvasivePlant
s/Pages/default.aspx).
[Added 7-7-2021 by Ord.
No. 2021-07]
See § 107, Definitions, of the Pennsylvania Municipalities
Planning Code.[5]
See § 107, Definitions, of the Pennsylvania Municipalities
Planning Code.[6]
A tract, parcel or unit of land held by a landowner and/or
intended for use, development, lease or transfer of ownership and
for which a deed description is recorded or is intended to be recorded
at the office of Recorder of Deeds for Montgomery County.
See § 164-5, Definitions and word usage, of the Lower Salford Township Zoning Ordinance.
See § 164-5, Definitions and word usage, of the Lower Salford Township Zoning Ordinance.
See § 164-5, Definitions and word usage, of the Lower Salford Township Zoning Ordinance.
A lot which conforms in all respects to the dimensional requirements
of the zoning district in which it is located, except that the only
road frontage and access is limited to an access strip. This definition
does not include the commonly used wedge-shaped lots located on a
cul-de-sac turnaround. Also known as "flag" or "interior" lot.
Any tree eight inches or more in diameter at breast height
(dbh), whether standing alone, in tree masses or in woodlands.
See Section 107, Definitions, of the Pennsylvania Municipalities
Planning Code.[7]
See § 107, Definitions, of the Pennsylvania Municipalities
Planning Code.[8]
See § 107, Definitions, of the Pennsylvania Municipalities
Planning Code.[9]
That part of an individual lot which has been reserved and
prepared for the placement of the mobile home.
A low curb with an obtuse slope designed for vehicular crossing
without discomfort or damage.
A component of a lot existing or maintained as part of the
natural environment and having ecological value in contributing beneficially
to, among other things, air and water quality, erosion control, groundwater
recharge, noise abatement, visual amenities, growth of wildlife, human
recreation, reduction of climatic stress and energy costs.
Public or private lands designated for the active or passive
use and enjoyment of residents of a development and/or the general
public, which may incorporate natural features such as woodlands,
streams, or meadows, and includes state, county or Township parks,
trails, and other recreational facilities.
Any area which is predominantly open space and is used principally
for active or passive recreation.
The Municipalities Planning Code, originally enacted as Act
247 of 1968, which establishes the basic authority for the exercise
of municipal land controls in Pennsylvania. All subsequent amendments
are included. Abbreviated as "MPC" or "Act 247", 53 P.S. § 10101
et seq.
A graphic representation of a proposal for subdivision and/or
land development, including necessary written notes, prepared by a
licensed engineer or surveyor using accepted engineering practices.
See § 164-5, Definitions and word usage, of the Lower Salford Township Zoning Ordinance.
See § 107, Definitions, of the Pennsylvania Municipalities
Planning Code.[10]
See § 107, Definitions, of the Pennsylvania Municipalities
Planning Code.[11]
Lotting which extends between two streets of differing classifications,
with vehicular access provided from the lesser street, in order to
promote traffic flow and safety on the greater street.
A strip of land over which are provided rights for various
purposes, including vehicular access and travel, storm drainage and
utilities; also see "street rights-of-way."
A comprehensive plan for the provision of adequate sewage
facilities which was adopted by the township and approved by the Department
of Environmental Protection under the Pennsylvania Sewage Facilities
Act (Act 537).[12]
The sewer connection consists of all pipes, fittings and
appurtenances from the drain outlet of the mobile home to the inlet
of the corresponding sewer riser pipe.
The sewer riser pipe is that portion of the sewer lateral
which extends vertically to the ground elevation and terminates at
each mobile home space.
A designated land corridor containing an improved route designed
for nonmotorized travel that provides recreational, aesthetic, alternate
transportation, or education opportunities for people of all ages
and abilities. Also known as a "trail," "community path" or "bike
trail."
The distance of unobstructed view along the center line of
a street from the driver's eye height of 3.5 feet to the furthest
visible point six inches above the street surface.
A triangular-shaped portion of land established at street intersections in which nothing shall be erected, placed, planted, or allowed to grow in such a manner as to limit or obstruct sight distance of motorists entering or leaving the intersection and which further meets the standards set out in § 142-33 of the Lower Salford Township Code.
Panels specifically designed for the purpose of screening
the underside of a mobile home by forming an extension of the vertical
exterior walls of the mobile home and covering the entire distance
between the bottom of the exterior walls and the ground elevation
below.
The Soil Survey Staff, Natural Resources Conservation Service,
United States Department of Agriculture Web Soil Survey (available
online at http://websoilsurvey.nrcs.usda.gov/).
Any tree, except undesirable trees identified in § 142-43H
of the Lower Salford Township Code, 24 inches or more in diameter
at breast height (dbh).
A structure which provides for the storage and controlled
release of stormwater runoff during and after a storm. Also referred
to as a sediment, retention, or detention basin.
Any structure, swale, basin, amended soils, landscaping or
other feature, natural or man-made, that, due to its condition, design,
or construction, conveys, diverts, filters, recharges, infiltrates,
stores, or otherwise controls or manages stormwater runoff.
Water from rainfall or melting snow in a watershed that does
not infiltrate into the ground and which flows over the ground surface.
The dividing line between a lot and the right-of-way of a
street.
Any way which serves to access and provide for transportation
between multiple properties, whether under public or private ownership,
and used or intended to be use by vehicular traffic or pedestrians
including street, avenue, boulevard, road, highway, freeway, parkway,
lane, alley, viaduct, or other similar facilities.
Rights-of-way for street purposes are defined as follows:
LEGAL RIGHT-OF-WAYThe street right-of-way legally in the public domain at the time a plan is submitted.
ULTIMATE RIGHT-OF-WAYThe street right-of-way projected as necessary for adequate handling of anticipated maximum traffic volumes, according to the Ultimate Right-of-Way Map incorporated in the Lower Salford Highway Map. The ultimate right-of-way is the legal right-of-way where it has been offered for dedication and accepted by the Township.
EQUIVALENT RIGHT-OF-WAYA street right-of-way required to be reserved where private streets are permitted. The width shall be determined by the street's function, in accordance with the street classifications contained in this chapter.
Any form or permanent arrangement of building material involving
the necessity of providing proper support, bracing, tying, anchoring
or other protection against the forces of the elements; also see "building"
definition.
See § 107, Definitions, of the Pennsylvania Municipalities
Planning Code.[13]
A land surveyor, licensed and registered as such in the Commonwealth
of Pennsylvania.
The original upper layer of soil material which is usually
darker and more fertile than subsoil.
For definitions related to the Traffic Impact Fee, see § 142-144, Definitions.
A technical evaluation of the traffic impacts associated
with a proposed subdivision or land development.
See "shared-use path."
A single or one-way vehicle movement to or from a property
or study area. Trips can be added together to calculate the total
number of vehicles expected to enter or leave a specific land use
or site over a designated period of time.
The dividing line between a lot and the outside limit of
a street ultimate right-of-way.
A barrier whose purpose is to obscure a view; generally comprised
of plant materials suitable for the purpose.
The water connection consists of all pipes, fittings and
appurtenances from the water-riser pipe to the water inlet pipe of
the distribution system within the mobile home.
An inventory of the source, quantity, yield and use of groundwater
and surface water resources for the whole Township or a portion of
the Township.
The water-riser pipe is that portion of the water service
pipe which extends vertically to the ground elevation and terminates
at a designated point at each mobile home lot.
A place intended or used for the directed surface flow of
water, including permanent and intermittent streams, brooks, creeks,
channels, ditches, swales and rivers.
Those areas that are inundated and saturated by surface or
groundwater at a frequency and duration sufficient to support, and
that under normal circumstances do support, a prevalence of vegetation
typically adapted for life in saturated soil conditions; includes
swamps, marshes, bogs and similar areas. Wetland areas demonstrate
hydric characteristics of soils, vegetation, and/or water table as
specified by the U.S. Army Corps of Engineers and the Pennsylvania
Department of Environmental Protection and development in "wetlands"
is regulated by the U.S. Army Corps of Engineers and the Pennsylvania
Department of Environmental Protection. Identification of wetlands
should be based upon the "1987 Corps of Engineers Wetlands Delineation
Manual."
An open, unoccupied space on the same lot with a building
or other structure or use, open and unobstructed from the ground to
the sky.
FRONT YARDA yard extending the full width of the lot along the front lot line and extending in depth from the front lot line to the nearest point of any structure on the lot.
REAR YARDA yard extending the full width of the lot along the rear lot line and extending in depth from the rear lot line to the nearest point of any structure on the lot.
SIDE YARDA yard extending the full depth of the lot along a side lot line and extending in width from such side lot line to the nearest point of any structure on the lot.
A line which locates and delineates the minimum yard setback
requirements, measured from the appropriate property lines.
The person or agency appointed by the township to administer
and enforce the provisions of the Zoning Ordinance. The term "Zoning
Officer" shall also include any duly appointed staff or assistants.
[1]
Editor's Note: See 53 P.S. § 10107.
[2]
Editor's Note: See 53 P.S. § 10101 et seq.
[3]
Editor's Note: See 53 P.S. § 10107.
[4]
Editor's Note: See 63 P.S. § 148 et seq.
[5]
Editor's Note: See 53 P.S. § 10107.
[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 53 P.S. § 10107.
[12]
Editor's Note: See 35 P.S. § 750.1 et seq.
[13]
Editor's Note: See 53 P.S. § 10107.
