This chapter is enacted in accordance with the
provisions of the Pennsylvania Municipalities Planning Code, 53 P.S.
§§ 10601 through 10619, and is intended, by its various
provisions, to permit, prohibit, regulate, restrict and determine:
A.Â
Uses of land, watercourses and other bodies of water.
B.Â
Size, height, bulk, location, erection, construction,
repair, maintenance, alteration, razing, removal and use of structures.
C.Â
Areas and dimensions of land and bodies of water to
be occupied by uses and structures, as well as areas, courts, yards
and other open spaces and distances to be left unoccupied by uses
and structures.
D.Â
Density of population and intensity of use.
[Amended 2-6-2001 by Ord. No. 256]
This chapter shall serve as an instrument for
guiding and regulating the orderly growth, development and redevelopment
of the Township in accordance with the adopted Comprehensive Plan
of Concord Township, as from time to time amended, which contains
the long-term goals, objectives, principles, standards, and implementation
strategies deemed beneficial to the interest and welfare of the Township,
the objectives being as follows:
A.Â
To promote growth management through:
(1)Â
A balance of residential and nonresidential development;
(2)Â
An interconnected network of open spaces, recreational
areas, and pathways;
(3)Â
Mixed-use development within tracts that have direct
access to Routes 1, 202, and 322;
(4)Â
A more fluid flow of vehicular traffic within the
Township and across its borders;
(5)Â
A municipal services center in the central portion
of the Township;
(6)Â
A redefinition of the Concordville area to create
a Village center near the intersection of Routes 322 and 1; and
(7)Â
Neighborhoods that are compact and walkable.
B.Â
To conserve environmental resources by:
(1)Â
Striking a balance between the conservation and development
of the natural landscape through the protection of environmental resources
and the preservation of open spaces;
(2)Â
Coordinating and maintaining a functional open space
network consisting of parkland, trails, agricultural lands, floodplains,
wetlands, and woodlands; and
(3)Â
Preserving prime agricultural land, woodlands, areas
of steep slope, and the stream valleys.
C.Â
To protect historic and cultural resources by:
(1)Â
Protecting historic and cultural resources in order
to maintain the Township's heritage;
(2)Â
Encouraging the preservation of historic buildings
and their surroundings;
(3)Â
Promoting agricultural land preservation in order
to maintain the scenic character of the Township; and
(4)Â
Creating a Concordville Village District that would
include historic structures along Concord Road and Route 1 as significant
elements of its identity.
H.Â
To enhance community facilities by:
(1)Â
Expanding the system of parks, trails and sidewalks.
(2)Â
Promoting both active and passive outdoor recreation
and indoor recreation activities for persons of all ages and abilities;
(3)Â
Continuing to provide services related to public health,
safety, and education; and
(4)Â
Developing a municipal services center focused at
the Municipal Building and school district properties, and the Kids'
Dream Playground.
[Amended 12-15-1998 by Ord. No. 231]
For the purposes of this chapter, words and
terms used herein shall be interpreted as follows:
A.Â
Words used in the present tense include the future.
B.Â
The singular includes the plural.
C.Â
The plural includes the singular.
D.Â
The word "person" includes a corporation, unincorporated
association or a partnership as well as the individual.
E.Â
The word "lot" includes the word "plot" or "parcel,"
"tract" or "site."
F.Â
The term "shall" is always mandatory.
G.Â
The word "building" includes the word "structure"
and shall be construed as if followed by the phrase "or part thereof."
H.Â
The word "Commission" and the words "Planning Commission"
always mean the Concord Township Planning Commission.
I.Â
The word "street" means a way for vehicular traffic,
whether designated as a court, boulevard, avenue, expressway, cul-de-sac,
highway, lane and road, or however otherwise designated.
J.Â
The word "Board" and the words "Board of Supervisors"
shall always mean the Board of Township Supervisors of Concord Township.
K.Â
The word "watercourse" includes channel, creek, ditch,
drain, dry run, swale, spring and stream.
L.Â
The words "County Planning Commission" shall always
mean the Planning Commission of the County of Delaware.
M.Â
The word "Township" shall always mean Concord Township.
[Amended 1-4-1988 by Ord. No. 157; 6-4-1991 by Ord. No.
180; 3-4-1997 by Ord. No. 210; 1-5-1998 by Ord. No. 221; 10-13-1998 by Ord. No. 225; 12-15-1998 by Ord. No. 231]
A.Â
ABANDONMENT
ABUTTING OWNER
ACCESSORY BUILDING
ACCESSORY STRUCTURE
ACCESSORY USE
ACCESSWAY
ACTIVE ADULT COMMUNITY
ACTIVE RECREATION USE/ACTIVE RECREATION
(1)Â
(2)Â
ADVERTISING VEHICLE
AGRICULTURE (or AGRICULTURAL USE)
ALTERATION
(1)Â
(2)Â
(3)Â
(4)Â
(5)Â
(6)Â
ANIMAL KENNELS
ANTENNA
ANTENNA HEIGHT
ANTENNA SUPPORT STRUCTURE
ANTIQUE MALL
ANTIQUE VEHICLE
APARTMENT
APARTMENT HOUSE
APPLICANT
ASSISTED LIVING FACILITY
AUCTION HOUSE
AUTOMATED TELLER MACHINE (ATM)
AVERAGE GROSS RESIDENTIAL DENSITY
BASEMENT
BED-AND-BREAKFAST HOMESTAY
BERM
BILLBOARD
BROADCASTING STUDIO
BUFFER
(1)Â
(2)Â
(3)Â
BUFFER PLANTING STRIP
BUILDABLE AREA(S) (BUILDING ENVELOPE)
BUILDING
BUILDING AREA
BUILDING COVERAGE
BUILDING ENVELOPE
BUILDING LINE
BUILDING SETBACK LINE
BUILDING SETBACK LINE: FRONT YARD BUILDING SETBACK LINE
BUILDING SETBACK LINE: REAR YARD BUILDING SETBACK LINE
BUILDING SETBACK LINE: SIDE YARD BUILDING SETBACK LINE
BUILD-TO LINE
BULK
CALIPER
CARTWAY
CAR WASH
CELLAR
CELLULAR TELECOMMUNICATIONS FACILITY
CEMETERY
CENTER LINE OF STREET OR ROAD
CERTIFIED HISTORIC DISTRICT
CERTIFIED HISTORIC STRUCTURE
CHARITABLE USE
CINEMA, RADIO AND TELEVISION STATIONS OR STUDIOS
CLINIC
CLUB or LODGE
CLUB, RECREATIONAL
CLUB, SOCIAL
CLUSTER DEVELOPMENT
(1)Â
(2)Â
COMMERCIAL DROP-OFF AND PICK-UP BOXES
COMMERCIAL EDUCATION OR INSTRUCTION
COMMERCIAL GREENHOUSE OR NURSERY
COMMON OPEN SPACE
COMMON PARKING
COMMUNITY CENTER
COMMUNITY FACILITIES
COMMUNITY SEWAGE DISPOSAL SYSTEM
COMMUNITY WATER SUPPLY SYSTEM
COMPREHENSIVE PLAN
CONCORD TOWNSHIP HISTORICAL COMMISSION
CONDITIONAL USE
CONDOMINIUM
(1)Â
(2)Â
CONSUMER FIREWORKS
CONTINUING CARE RETIREMENT COMMUNITY (CCRC)
(1)Â
(2)Â
(3)Â
(4)Â
CONTINUING CARE RETIREMENT FACILITY
CONTINUOUS VISUAL BUFFER
CONTRACTOR'S SHOP
CONTRIBUTING RESOURCE(S)
CONVENIENCE COMMERCIAL CENTER
CONVENIENCE STORE or MINI-MARKET
CUL-DE-SAC
CULTURAL USE
DAY-CARE
DAY-CARE CENTER
DECK
DEMOLITION
DEMOLITION BY NEGLECT
DENSITY
DETERMINATION OF ELIGIBILITY (DOE)
DEVELOPER
DEVELOPMENT PLAN
DIAMETER AT BREAST HEIGHT (DBH)
DISTRICT
DRIVEWAY
DRIVEWAY SHARED
DWELLING
DWELLING, APARTMENT
DWELLING, APARTMENT HOUSE
DWELLING, CONDOMINIUM
DWELLING, GARDEN-TYPE APARTMENT HOUSE
DWELLING, MULTIFAMILY OR DWELLING, MULTIFAMILY APARTMENT
DWELLING, SINGLE-FAMILY ATTACHED
DWELLING, SINGLE-FAMILY DETACHED
DWELLING, SINGLE-FAMILY DETACHED MOBILE HOME
DWELLING, SINGLE-FAMILY RESIDENCE WITH AN ACCESSORY APARTMENT
DWELLING, SINGLE-FAMILY SEMIDETACHED
DWELLING UNIT
EASEMENT
EDUCATIONAL INSTITUTION
EMERGENCY SERVICE FACILITY
ENLARGEMENT
FACADE
FAMILY
FAMILY ENTERTAINMENT CENTER
FENCE
FESTOONS
FILL
FINISHED GRADE
FIRE LANE
FLAGS
FLEA MARKET
FLEX SPACE
FLOOD
FLOODPLAIN
FLOODPLAIN AREA, IDENTIFIED
FLOODWAY
FLOOR AREA
(1)Â
(2)Â
(3)Â
(4)Â
(5)Â
(6)Â
FLOOR AREA, GROSS
FLOOR AREA, NET
FOREST
FORESTED AREAS
FORESTRY
FRONTAGE
FRONTAGE BUILDING
FRONT YARD
FUNERAL HOME
GARAGE, PRIVATE
GARAGE, PUBLIC
GARAGE, STORAGE
GARDEN-TYPE APARTMENT HOUSE
GOVERNMENTAL BUILDING
GREEN
GROSS DENSITY
GROUP HOME
GUEST
HALF STORY
HEALTH CENTER
HEIGHT
HELIPORT
HELISTOP
HISTORIC RESOURCE(S)
HISTORIC RESOURCES MAP[10]
(1)Â
HISTORIC STRUCTURE
(1)Â
(2)Â
(3)Â
(4)Â
HOME OCCUPATION
(1)Â
(a)Â
(b)Â
(c)Â
(d)Â
(e)Â
(f)Â
(g)Â
(2)Â
(a)Â
(b)Â
(c)Â
(d)Â
(e)Â
(f)Â
(g)Â
(h)Â
(i)Â
(j)Â
(3)Â
(a)Â
(b)Â
(c)Â
(d)Â
(e)Â
(f)Â
(g)Â
(h)Â
HOMEOWNERS' ASSOCIATION
HOME PROFESSIONAL OFFICE OR STUDIO
HORTICULTURE
HOSPITAL
HOTEL, MOTEL or INN
IMPERVIOUS SERVICE
IMPROVEMENTS
INDEPENDENT LIVING FACILITY
INDOOR ENTERTAINMENT FACILITY
INDOOR PLACE OF AMUSEMENT OR RECREATION
LAKES and PONDS
LAND DEVELOPMENT
(1)Â
(a)Â
(b)Â
(2)Â
LAND DEVELOPMENT PLAN
LANDOWNER
LANDSCAPE ARCHITECT
LANDSCAPED AREA OR LANDSCAPED BUFFER
LANDSCAPING
LANDSITE
LIVESTOCK
LIVE-WORK UNIT
LIVING ACCOMMODATIONS FOR CARETAKERS
LOADING SPACE, OFF-STREET
LOT
LOT (MOBILE HOME)
LOT AREA
(1)Â
(a)Â
(b)Â
(c)Â
(d)Â
(e)Â
(f)Â
(g)Â
(h)Â
(2)Â
LOT AREA, NET
LOT, CORNER
LOT COVERAGE
LOT, INTERIOR
LOT LINE
LOT LINE, FRONT
LOT LINE, REAR
LOT LINE, SIDE
LOT WIDTH
MAIL ORDER STORE, MAIL ORDER HOUSE or MAIL ORDER BUSINESS
MANSARD
MARQUEE
MEMORIAL/HISTORICAL PLAQUES
MINI-MARKET
MOBILE HOME
MOBILE HOME DEVELOPMENT
MOBILE HOME LOT
MOBILE HOME PARK
MODULAR HOME
MOTOR HOME
MOTOR VEHICLE PARTS AND ACCESSORIES STORE
MOTOR VEHICLE BODY SHOP
MOTOR VEHICLE RENTAL AGENCY
MOTOR VEHICLE REPAIR SHOP
MOTOR VEHICLE SALES AGENCY
MOTOR VEHICLE SERVICE STATION
MULTIPLE DWELLING OR APARTMENT HOUSE
MUNICIPAL ENGINEER
MUNICIPAL USE
MUNICIPALITIES PLANNING CODE
NATIONAL REGISTER CRITERIA
NATIONAL REGISTER OF HISTORIC PLACES
NET AREA (ACREAGE)
(1)Â
(2)Â
(3)Â
(4)Â
NET USABLE FLOOR AREA
NEW CONSTRUCTION
NONCONFORMING LOT
NONCONFORMING STRUCTURE
NONCONFORMING USE
NONPROFIT HOMEOWNERS' CORPORATION
OBJECT
ON-LOT SEWAGE DISPOSAL (ON-SITE SEWAGE DISPOSAL)
ON-LOT WATER SUPPLY (ON-SITE WATER SUPPLY)
OPEN SPACE
OPEN SPACE, COMMON
OPEN SPACE TRUST
OPEN SPACE, USABLE
OUTDOOR PLACE OF AMUSEMENT, RECREATION OR ASSEMBLY
OUTSIDE STORAGE
OWNER
PARAPET
PARKING SPACE
PARKLET
PASSIVE RECREATIONAL USE/PASSIVE RECREATION
PATIO
PERSON
PERSONAL CARE FACILITY
PLACE OF AMUSEMENT, INDOOR
PLACE OF AMUSEMENT, OUTDOOR
PLANNED RESIDENTIAL DEVELOPMENT
PLANNED SHOPPING CENTER
PLANT NURSERY
PLANT SALE ESTABLISHMENT
PLAT
POINT OF PURCHASE DISPLAY
PONY
POULTRY
POWER GENERATION FACILITY
PREMISES
PRIMARY FRONTAGE STREET
PRINCIPAL PERMITTED BUILDING
PRINCIPAL PERMITTED USE
PRIVATE GARAGE
PRIVATE STREET
PROFESSIONAL OFFICE
PUBLIC GARAGE
PUBLIC NOTICE
PUBLIC STREET RIGHT-OF-WAY
PUBLIC UTILITY
PUBLIC WATER SUPPLY SYSTEM (PUBLIC WATER SYSTEM)
PUBLIC WAY
REAR YARD
RECREATIONAL CLUB
RECREATIONAL FACILITIES
RECREATIONAL USES
RECREATIONAL VEHICLE
REFUSE COLLECTION CENTERS
REGISTERED HISTORIC DISTRICT
REHABILITATION
RELIGIOUS INSTITUTION
RELIGIOUS USE
RESIDENTIAL RETIREMENT FACILITY
RESTAURANT
RESTAURANT, DRIVE-IN SERVICE
RESTAURANT, DRIVE-THROUGH SERVICE
RESTAURANT, FAST-FOOD
RETAIL SERVICE AND REPAIR or PERSONAL SERVICE
RETAIL SHOP OR STORE
RIGHT-OF-WAY
RIGHT-OF-WAY LINE
RIPARIAN BUFFER
ROAD
ROADSIDE STAND
SALE OF FARM PRODUCTS
SANITARY SEWAGE
SANITARY SEWER
SANITARY SEWER SYSTEM, PUBLIC
SCHOOL
SCREEN PLANTING
SCREENING
SECTION
SECTIONAL HOME
SEPTIC TANK
SEPTIC TANK FILTER FIELD
SETBACK LINE
SEWAGE
SEWERAGE
SEWERED AREA
SHADE TREE
SHRUBS
SHOPS OF CRAFTSMEN
SIDEWALK SALE
SIDE YARD
SIGN
SIGN, ABANDONED
SIGN, ACCESSORY
SIGN, ADDRESS
SIGN, ANIMATED
SIGN, AREA OF
SIGN, AWNING
SIGN, BANNER
SIGN, BENCH
SIGN, BILLBOARD
SIGN BOX
SIGN, CHANGEABLE COPY (AUTOMATIC)
SIGN, CHANGEABLE COPY (MANUAL)
SIGN, CONSTRUCTION
SIGN, DIGITAL
SIGN, DIRECTIONAL/INFORMATIONAL
SIGN, DOUBLE-FACED
SIGN, ELECTRICAL
SIGN, FACE OF
SIGN, FLASHING
SIGN, FREESTANDING
SIGN, GOVERNMENT
SIGN, GROUND
SIGN, HEIGHT OF A
SIGN, IDENTIFICATION
SIGN, ILLEGAL
SIGN, ILLUMINATED
SIGN, INCIDENTAL
SIGN, MAINTENANCE OF
SIGN, MARQUEE
SIGN, NAMEPLATE
SIGN, NONCONFORMING
SIGN, OFF-PREMISES
SIGN, ON-PREMISES
SIGN, PAINTED WALL
SIGN, POLE
SIGN, POLICITAL
SIGN, POTABLE
SIGN, PROJECTING
SIGN, REAL ESTATE
SIGN, ROOF
SIGN, ROTATING
SIGN, SIDEWALK OR SANDWICH
SIGN, SNIPE
SIGN, SPECIAL EVENT
SIGN, SUBDIVISION/DEVELOPMENT
SIGN, TEMPORARY
SIGN, TIME AND TEMPERATURE
SIGN, TRESPASSING
SIGN, UNDER-CANOPY
SIGN, WALL
SIGN, WINDOW
SIGN PERMIT
SINGLE AND SEPARATE OWNERSHIP
SINGLE-FAMILY DETACHED DWELLING
SINGLE-FAMILY RESIDENCE WITH AN ACCESSORY APARTMENT
SINGLE-FAMILY SEMIDETACHED DWELLING
SITE
SITE AREA
SKILLED NURSING FACILITY
SPECIAL EXCEPTION
STABLE
STABLE, PUBLIC
STAGE
STEEP SLOPES
STORAGE BUILDING, INDOOR
STORAGE GARAGE
STORM SEWER
STORY
STREET
STREET CLASSIFICATION
(1)Â
(2)Â
(3)Â
STREET LINE or ROAD LINE
STREET, PRIVATE
STREETSCAPE
STREET WALL
STRUCTURAL ALTERATION
STRUCTURE
STUDIO
SUBDIVISION
SUBDIVISION PLAN
SWIMMING POOL, PRIVATE
SWIMMING POOL, PUBLIC OR SEMIPUBLIC
TATTOO PARLOR
TELECOMMUNICATIONS EQUIPMENT BUILDING
TEMPORARY STRUCTURE
TEMPORARY USE
TOURIST HOUSE/HOME
TOWER
TOWNHOUSE
TOWNSHIP ENGINEER
TRACT
TRACT AREA
TRANSFER OF DEVELOPMENT RIGHTS (TDR)
TRAVEL TRAILER
TREE MASS
TREES
ULTIMATE RIGHT-OF-WAY
UNDERGROUND STORAGE
USE
USE AND OCCUPANCY PERMIT (CERTIFICATE OF OCCUPANCY)
UTILITIES
UTILITY INSTALLATION
UTILITY OFFICE
VARIANCE
VEHICLE PARKING LOT
VERY STEEP SLOPES
VETERINARY OFFICE
VINES
WAREHOUSE, WHOLESALE, STORAGE, DISTRIBUTION
WATERCOURSE
WATER SUPPLY SYSTEMS, CENTRALIZED
WATER SUPPLY SYSTEM, PUBLIC
WETLANDS
WETLANDS MARGIN
WHOLESALE BUSINESS ESTABLISHMENT
WILDLIFE HABITAT
WIND DEVICE
WOODLAND AND FOREST
YARD
YARD, FRONT
YARD, REAR
YARD, SIDE
YARD, INNER COURT
YARD, OUTER COURT
ZONING OFFICER
Unless otherwise expressly stated, the following words
shall, for the purpose of this chapter, have the meanings herein indicated:
The cessation of the use of a property by the owner, with
the intention neither of transferring rights of the property to another
owner, nor of resuming the use of the property. A use discontinued
for a period of one year or more shall be deemed to have been abandoned.
The owner of record of a lot which shares a common boundary
to the lot to be subdivided and/or developed or which is contiguous
to that section of street on which the subject lot has frontage, i.e.,
a lot across from the lot to be subdivided and/or developed.
A building subordinate to the principal permitted building
on a lot and used for purposes customarily incidental to those of
the principal permitted building.
A structure located on the same lot with the principal permitted
building or structure but incidental or subordinate to such building
or structure.
A use conducted on the same lot with the principal use, but
incidental and subordinate to such use.
A paved surface, other than a street, which provides vehicular
or pedestrian access from a street to a lot or parking area, including
the area providing for the movement of vehicles around and through
designated parking lots. An accessway may be a strip of land which
provides access, an easement or a driveway.
A residential development planned, designed and developed
with the particular purpose of accommodating and providing for dwelling
units and related facilities which provide an environment specifically
suited to the needs, wants and desires of active adults, i.e., households
whose principal(s) shall be individuals who have attained the age
of 45 years. Nothing herein shall be construed to be a violation of
the Fair Housing Act, 42 U.S.C.§ 3601 et seq; 24 CFR parts
100, 103 and 104; the Fair Housing Amendments Act of 1988, 42 U.S.C.
§ 3601 et seq; and the Housing for Older Persons Act of
1995, P.L. No. 104-87, 109 Stat. 787.
Use involving leisure time activities and/or areas, typically
involving:
[Amended 12-22-2015 by Ord. No. 370]
Sports, requiring equipment or occurring at prescribed sites,
such as but not limited to fields or courts (e.g., soccer, football,
baseball, tennis, basketball, swimming, and the like).
Other cardiovascular pursuits in a less formal setting, such
as but not limited to trails (e.g. jogging, cross-country skiing,
and the like).
Any motor vehicle or trailer parked on a public right-of-way
or on public or private property so as to be visible from a public
right-of-way which has attached thereto or located thereon any sign
or advertising device for the basic purpose of providing advertisement
of products or direction to a business or activity. This limitation
does not apply to any form of vehicular signage, such as a sign attached
to a bus or lettered on a motor vehicle, which vehicle is not utilized
for the basic purpose of providing advertisement or direction as described
above.
The cultivating of the soil, the raising of livestock and
poultry or the harvesting of the products of the soil, including horticulture
and forestry.
Any change in the exterior, facade or structural components
of a building; or any change to a building or structure or in a use
which would alter its use classification; or any change which would
alter the type or method of sewage disposal system. The alteration
of a building, structure or use may include the following changes:
A change in the use from one zoning classification
to another.
The addition of any use to a building or structure.
Changes to the interior layout or partitions
of a building to modify or improve the utility of the premises.
Changes or modifications of the structural members
of any building or structure.
Incidental changes to nonstructural parts of
a building or structure which relate to a change in use of the building
or structure.
Changes in occupancy or alteration of conditions
imposed upon the occupancy of a building or premises.
Kennels for the raising and/or boarding of dogs, cats or
like animals for commercial purposes.
A device used to collect or transmit telecommunications or
radio signals. Examples are panels, microwave dishes and single poles
known as "whips."
The vertical distance measured from the base of an antenna
support structure at grade to the highest point of the antenna support
structure, including any antenna affixed thereto. If the antenna support
structure is on a sloped grade, then the average between the highest
and lowest grades shall be used in calculating the antenna height.
Any pole, telescoping mast, monopole, tower, tripod or any
other structure which supports or has attached to it an antenna or
antennae.
A building which is partitioned to provide spaces for the
sale of antiques by antique dealers, for items such as clocks, lamps,
clothing, rugs, toys, furniture and the like.
Vehicles for which a current antique or classic license plate
has been issued by the state and/or is 25 years old or older.
See "dwelling, apartment."
See "dwelling, apartment house."
A landowner or developer, as hereinafter defined, who has
filed an application for development, including his heirs, successors
and assigns.
A residential facility for the housing and care of elderly
and/or frail persons.
A commercial establishment where goods are sold at auction,
including space devoted to sales and storage, loading and unloading
and parking for employees and for peak auction events.
An accessory use structure which is used for banking activities.
The number of dwelling units per acre in a planned residential community, computed by dividing the number of dwelling units which the applicant proposes to construct by the number of acres in the development, excluding that acreage to be devoted to commercial use or public utility easements (excepting private residential use easements). If the developer is required to dedicate land for sites for schools or other public facilities, such land shall be included in the total land area used in computing maximum permissible average gross density. If such land is not acquired by the appropriate body by the date of the sale or rental of 51% of the dwelling units in the development, then, at the option of the developer, the land may be used for residential purposes, subject to the provisions of Articles XII, XIII or XIV.
Any area of the building having its floor subgrade (below
ground level) on all sides.
An accessory use, to a single-family detached dwelling, where permitted by conditional use in conformity with Article XXVII.
An earthen embankment which serves purposes such as directing
the flow of surface water runoff, preventing soil erosion or supporting
plant materials to aid in screening.
See "sign, billboard."
A commercial establishment at which radio broadcasting takes
place, including office space and sound studio rooms.
An area designed and functioning to separate the elements
and uses of land which abut it and to ease the transition between
them. Unless otherwise specified, buffers may be included as part
of the required setbacks and yard areas. Buffers are divided into
three types:
SCREEN BUFFERA buffer comprised of natural and/or man-made material arranged in a certain specified depth, height and density to effectively block the view from one side to another during all seasons of the year and to reduce the transmittal of noise and odors between the sides.
SOFTENING BUFFERA buffer comprised of natural and/or man-made material arranged in a certain specified depth, height and density to ease and soften, but not essentially block, the view from one side to another; and to reduce the transmittal of noise and odors between the sides.
OPEN BUFFERA buffer normally comprised of grass, ground cover and/or possibly other landscaping material having a specified depth, but not necessarily having significant vertical components to achieve a certain height or density, the purpose of which is to achieve adequate spacing and attractive landscaping between two or more actively used areas.
A strip of required yard space not less in width than designated in this Chapter 210 which is landscaped for its full width with plantings such as evergreen and deciduous trees and shrubs and which is permanently maintained. Buffer planting strips shall consist of such plantings as will create an effective screen of sufficient density to provide a continuous visual buffer and shall be of sufficient height to minimize visibility from abutting properties or districts or from a discrete area of a premises.
The area of a lot remaining after the minimum yard and setback requirements of Chapter 210, Zoning, have been met within which a principal permitted building shall be located. Such setback requirements include yard setback and setbacks from floodway and floodway fringe areas, and such features as areas of steep slope and very steep slope and easements. Where a buildable area is shown on a plan as extending into a Floodplain Conservation District, or any other area which may involve a conditional use or special exception, those portions of the buildable area extending into any such areas shall be delineated, depicted and otherwise noted on all plans in an accurate and conspicuous manner to disclose the specific uses which may occur in such areas.
A structure having enclosing walls and a roof which is built
for the support, shelter or enclosure of persons, animals, chattels,
or property of any kind.
The aggregate of the maximum horizontal cross-section areas
of the buildings on a lot, excluding cornices, eaves, gutters or chimneys
projecting not more than 18 inches, bay windows not extending through
more than one-story and not projecting more than five feet, one story
open porches projecting not more than 10 feet, steps and balconies.
The percentage of the net lot area covered by the building
area.
See "buildable area."
For the purpose of determining the minimum width of a lot,
in the case of a normal lot, the straight line parallel to the edge
of the right-of-way at a distance therefrom equal to the depth of
the front yard required for the district in which the lot is located
and, in the case of an interior lot not fronting on a public street
for its full width, a line parallel to the property line nearest to
the accessway or right-of-way and at a distance from that property
line equal to the depth of the front yard required for the district
in which the lot is located.
The line within a property defining the required minimum
distance between any building to be erected and the adjacent ultimate
right-of-way. Such line shall be measured at right angles from the
front street ultimate right-of-way line which abuts the property upon
which said building is located and shall be parallel to said ultimate
right-of-way line.
The line normally parallel to the public or private street
right-of-way line at a distance equal to the minimum required depth
of the front yard designated for each district. All yards adjacent
to a public or private street right-of-way shall normally be considered
front yards. However, in the case of an interior lot, such setback
line shall coincide with the front lot line as hereinafter defined
(see "lot line, front").
The line normally parallel to the front yard street right-of-way
line and equal to the minimum depth of the rear yard designated for
each district.
The line normally perpendicular to the front yard street
right-of-way line and equal to the minimum depth of the side yard
designated for each district.
The line at which a principal building is constructed and
maintained that provides for a generally uniform placement along the
primary frontage street for buildings in the Concordville Village
Overlay District.
[Added 5-1-2007 by Ord. No. 310]
The term used to describe the size of buildings or other
structures and their relationship to each other, to open areas such
as yards and to lot lines. The term may include the size, height and
floor area of buildings or other structures and all open areas in
yard space relating to buildings and other structures.
The diameter of new deciduous tree plantings measured six
inches above the top of the rootball at the base of the trunk of the
tree.
[Amended 12-22-2015 by Ord. No. 370]
That area of a road or other street within which vehicles
are permitted, including travel lanes, but not including shoulders,
curbs, gutters, sidewalks or drainage swales.
A building or portion thereof where automobiles are cleaned,
using a conveyor, blower, steam cleaning equipment or other devices.
See "basement."
Consists of the equipment and structures involved in receiving
telecommunication or radio signals from a mobile radio communications
source and transmitting those signals to a central switching computer
which connects the mobile unit with the land-based telephone lines.
An area for the disposal or burial of deceased human beings
in a grave beneath the ground and the identification thereof by a
grave marker placed flush with the ground.
A line equidistant from and parallel to the street, right-of-way
or property lines on each side of the street or road.
An historic district which has been certified for historical
significance by the Pennsylvania Historical and Museum Commission
in accordance with Act 167, June 13, 1961, P.L. 282, 53 P.S. § 8001.
State certification is required prior to national registry.
A building or structure listed in the National Register of
Historic Places or located within a registered historic district and
certified by the Secretary of the United States Department of the
Interior as being of historic significance to the district.
A use by a nonprofit organization that provides essential
goods or services such as food, clothing, counseling, aid or assistance
beneficial to the general public or to a significant portion of the
public for no fee or at a fee which is recognized as being less than
that charged by a profit-making organization.
AN establishment engaged in transmitting audio and/or visual
programs to the public that consists of a studio, transmitter and
antennas.
A building which involves a health care use, where patients
are admitted for examination and treatment on an outpatient basis
by one or more physicians, dentists or other medical personnel, psychologists
or social workers and where patients are not lodged overnight.
A group of people organized for a common purpose to pursue
common goals, interests or activities and usually characterized by
certain membership qualifications, payment of fees and dues, regular
meetings and a constitution and bylaws, which is not an adjunct to
or operated by or in connection with a public tavern, cafe or other
public place.
A nonprofit facility devoted primarily to recreational activities
such as golf, tennis or swimming, the use of which is restricted to
members and their authorized guests.
A nonprofit facility, the use of which is restricted to members
and their authorized guests, such as a veterans', fraternal, social
or senior citizens' organization.
A subdivision/land development having the following two characteristics:
The site planning provides for the houses being
grouped together on a tract of land in clusters of several houses
in such a way that each cluster of houses serves as a module which
is set off from others like it by an intervening space that helps
give visual definition to each individual group.
The presence of undeveloped land that is held
for the common enjoyment of the neighboring residents or, when dedicated
to the Township, is available to the community at large.[1]
Portable depository boxes such as Federal Express boxes,
newspaper vending machines or other like structures.
An establishment, not a public educational institution, which
offers training or instruction related to a commercial use.
A structure in which plants, vegetables, flowers and similar
materials are grown for sale.
A parcel or parcels of land, or an area of water 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.
Any parking area used by three or more dwelling units and
having space for six or more motor vehicles.
A nonprofit facility designed to serve local community needs
operated by an educational, philanthropic, civic or religious institution.
The services which provide for various community health,
education, safety, leisure and like needs and the locations at which
these services are provided. Typical community facilities include
schools, parks and recreation areas, libraries, hospitals and other
health-care facilities, fire protection, police, ambulance and rescue
service and postal services.
A system of piping, septic tanks or other facilities serving
more than one lot, or more than one building, collecting and disposing
of sewage in whole or in part into the soil through septic tank filter
fields which is administered and maintained by such organizations
as a homeowners' association, community association or other like
organization or agency and is in compliance with the prevailing federal,
state, county and municipal regulations.
An individual well or series thereof serving more than one
lot or more than one building which along with its appurtenant facilities
is administered and maintained by such organizations as a homeowners'
association, community association or other like organization or agency
and is in compliance with the prevailing federal, state and county
regulations, as well as those of the Chester Water Authority, United
Water of Bethel or any other entity which may have a permitted franchise
within the Township.[2]
The Comprehensive Plan of Concord Township dated February
2, 1988, and as may be amended from time to time.
A body, the members of which are appointed by the Board of
Supervisors, which advises on matters concerning the preservation
of historic resources.
A use which, because of its potential for impact on the surrounding neighborhood and the community at large, is permitted only after the Board of Supervisors determines, following a recommendation by the Planning Commission, that the applicable standards and criteria stated in this Chapter 210 have been complied with.
Any dwelling unit, regardless of dwelling type, which has
all of the following characteristics:
The unit (the interior and associated exterior
areas designated for private use in the development plan) is owned
by the occupant.
All or a portion of the exterior open space
and any community interior spaces are owned and maintained in accordance
with the Pennsylvania Uniform Condominium Act of 1980,[3] as amended, and in accordance with the provisions of open
space, streets or other development features in this chapter.
Any combustible or explosive composition or any substance
or combination of substances (or, except as hereinafter provided,
any article prepared for the purpose of producing a visible or an
audible effect by combustion, explosion, deflagration or detonation),
and shall include blank cartridges and toy cannons in which explosives
are used, the type of balloons which require fire underneath to propel
the same, firecrackers, torpedoes, skyrockets, Roman candles, aerial
fireworks, or other fireworks of like construction, and any fireworks
containing any explosive or flammable compound or any tablets or other
device containing an explosive substance. The term "consumer fireworks"
shall be defined as provided in 27 CFR § 55.11 (relating
to meaning of terms).
[Added 5-2-2006 by Ord. No. 302]
A large campus-scale facility (or integrated group of facilities)
which has a primary purpose of providing housing and continuing care
for people over the age of 62, and which consists of CCRC independent
living units, CCRC assisted living facilities, CCRC skilled care nursing
facilities and CCRC accessory uses, all as defined below and as regulated
by, where applicable, the Pennsylvania Department of Welfare and/or
the Pennsylvania Department of Health. For purposes of this chapter,
"continuing care" means the provision of lodging, nursing, medical
or other health-related services at the same or another location to
an individual pursuant to an agreement effective for the life of the
individual or for a period greater than one year, including mutually
terminable contracts, and in consideration of the payment of an entrance
fee with or without other periodic charges to an individual who is
at least 62 years of age.
[Added 1-5-1998 by Ord. No. 221]
CCRC INDEPENDENT LIVING UNITA dwelling unit within a continuing care retirement community (CCRC) containing living area(s), bedroom area(s), kitchen area and bathroom(s), including studio-style apartments or attached townhomes, which houses one or more people over the age of 62 in a manner in which they may live independently while receiving one or more meals per day in a congregate setting.
CCRC ASSISTED LIVING FACILITYA facility located within a continuing care retirement community that provides a residential living environment, assisted by congregate meals, housekeeping and personal services for persons age 62 or older, who have temporary or periodic difficulties with one or more essential activities of daily living, such as feeding, bathing, dressing or mobility, but do not require services in or of a Pennsylvania Department of Health-licensed long-term care facility or nursing facility. A CCRC assisted living facility shall include dwelling units, dining room(s), bathing area(s), common area(s), offices and other spaces necessary to provide the above services.
CCRC SKILLED CARE NURSING FACILITYA facility located within a continuing care retirement community which provides board, shelter and twenty-four-hour skilled nursing and medical care to chronic or convalescent patients. A CCRC Skilled Care Nursing Facility shall include nursing beds and/or individual rooms, dining rooms, bathing areas, common areas, offices, clinics, therapy areas, medical facilities and other space necessary to provide the above services to residents of the CCRC.
CCRC ACCESSORY USESWithin a continuing care retirement, community shall mean those accessory uses necessary for the operation of the facility or for the benefit or convenience of the residents and their guests, including but not limited to kitchen and dining facilities, restaurants, places of worship, indoor and outdoor recreational buildings and uses, retail and banking facilities, beauty salons and barbershops, gift shops, class rooms, security facilities, conference rooms, social rooms, common areas, guest rooms, medical offices, medical clinic, dialysis center, laboratory services, dental offices, physical therapy and rehabilitation center, wellness center, ambulatory surgery, diagnostic imaging services, postal center, pharmacy, maintenance facilities, craft and music rooms, various craft, health, exercise and vocational activities, classrooms, swimming pools, library and television room, as well as facilities related to the operation of the facility, such as but not limited to administrative offices, food and record storage areas, property maintenance facilities, non-age restricted day-care center for relatives of employees, security operations, off-street parking and heating and cooling equipment structures, provided that the CCRC accessory use is for the sole primary benefit of the continuing care retirement community (CCRC).
An age-restricted development that provides a continuum of
accommodations and care, from independent living to skilled nursing,
and enters into contracts to provide lifelong care in exchange for
the payment of monthly fees and an entrance fee in excess of one year
of monthly fees.
A visually impenetrable screen created through the effective
use of plant materials, fencing, walls and/or earthen berms.
A commercial establishment used by contractors involved in
building, construction and/or trades like carpenters or electricians,
including fenced areas for the storage of any outdoor supplies or
equipment.
A resource in a registered historic district or historic
complex which is filed with the National Register of Historic Places
or the Bureau for the Historic Preservation of the Pennsylvania Historical
and Museum Commission, as supporting the district's or complex's historical
significance through location, design, setting, materials, workmanship,
feeling and association.
A minor commercial facility located in a R-MHP District which
generally contains no more than five units and occupying no more than
two acres, designed to serve everyday needs of residents in its immediate
vicinity, and whose commercial goods and hours of operation encourage
short stops for specific items rather than extensive shopping trips.
Its primary component is a drug store or a small food and household
goods store, but not a supermarket, and the center may contain other
establishments, such as a beauty shop, laundry and dry-cleaning establishment,
or similar facilities.
A commercial establishment up to 4,000 square feet in gross
floor area as a permitted principal use in the C-1, C-2 and RMO Districts
and as a conditional use in the C-1, C-2 and RMO Districts whenever
same is greater than 4,000 square feet.
[Amended 12-18-2012 by Ord. No. 344]
A single access street intersecting a through street at one
end and terminating in a permanent vehicular turnaround at the other
end.
A use by a nonprofit historic, educational or like organization
which is available to the general public in the form of a museum,
botanical garden or like facility.
The provision of care for less than six children or adults
as an accessory use to a dwelling when permitted as a special exception
by the Zoning Hearing Board.
Any premises operated for profit in which adult or child
day care is provided simultaneously for six or more adults or children
who are not relatives of the operator. "Relative" for the purposes
of this definition means parent, guardian, child, stepparent, stepchild,
grandparent, grandchild, brother, sister, half-brother, half-sister,
aunt, uncle, niece or nephew.
A flat-floored, elevated, unroofed, open structure attached
to and readily accessible from within the principal building, consisting
of an open-planked floor area and side guardrails. Located in rear
or side yard areas and governed by the same yard and area regulations
as the principal use, occupancy and use of which shall be limited
to recreational aspects of the principal use.
[Added 11-5-2003 by Ord. No. 274]
The dismantling or tearing down of an historic resource,
or other intentional destruction or removal of an historic resource;
the act of removing, dismantling and/or razing a building or structure,
including the disposal of the demolished materials off-site to an
approved refuse disposal location.
Passively allowing a structure to deteriorate by neglecting
to effect minimal repairs or stabilize the structure in order to maintain
its historic and structural integrity.
The number of dwelling units per net acre.
An historic resource determined by the Pennsylvania Historical
and Museum Commission or its designee as meeting the National Register
criteria, but not listed in the National Register.
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.
The provisions for development, including a planned residential development, a plat of subdivision, all covenants related 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 "provision of the development plan" when used in this Chapter 210 shall mean the written and graphic materials referred to in this definition.
The diameter of a tree trunk measured 4.5 feet above the
natural grade at the base of the trunk of a tree.
[Added 12-22-2015 by Ord.
No. 370]
A geographically definable area, urban or rural, small or large, possessing a significant concentration, linkage or continuity of sites, buildings, structures or objects united by past events or aesthetically by plan or physical development. For purposes of this chapter, the term shall mean districts as shown on the Historic Resources Map.[4]
A gravel or paved surface on a lot which provides access
for vehicles to a parking space, garage, dwelling or other structure
from a street.
A driveway used for shared access by two or more uses or
lots when permitted by the Township.
A building designed for and occupied exclusively for residential
purposes, including a mobile home.
A dwelling unit in an apartment house.
A building designed for and occupied exclusively as a residence
for three or more families living independently of one another.
See "condominium."
Multifamily dwellings where individual dwelling units share
a common outside access and share a common yard area. Garden apartments
contain three or more dwelling units in a single structure.
A building designed for and occupied exclusively as a residence
for three or more families living independently of one another and
doing their own cooking therein.
A dwelling with party walls separating two or more dwelling
units including duplex, triplex, quadruplex, townhouse and other like
units.
A building designed for and occupied exclusively as a residence
for only one family and having no party wall in common with an adjacent
building.
See "mobile home."
A detached single-family residential unit with an attached
apartment, the total area of such apartment not to exceed 1,000 square
feet, on a single lot held in title by a single entity and deed restricted
against any further division by use of the Pennsylvania Uniform Condominium
Act[5] or otherwise; constituting two dwelling units on a single
lot.
A building designed for and occupied exclusively as a residence
for only one family and having only one party wall in common with
an adjacent building.
A residential building or portion thereof forming a single
habitable unit with facilities which are used or intended to be used
for living, sleeping, cooking and eating by one family.
A right, privilege or other interest granted or reserved
for the use of land for a particular purpose; the land to which such
right or privilege pertains.
A public, private or sectarian school, including instructional
activities which are conducted primarily as gainful private businesses
such as driving, dancing and karate schools.
A station for fire, ambulance, rescue and other emergency
services, including customary incidental uses.
An addition to the floor area of an existing building, an
increase in size of another existing structure or an increase in that
portion of a tract of land occupied by an existing use.[6]
The entire building front, including the parapet.
A single person occupying a dwelling unit and maintaining
a household; two or more persons related by blood, marriage or adoption
occupying a dwelling unit, living together and maintaining a common
household and single and common cooking facilities, including no more
than one boarder, roomer or lodger; or two or more unrelated persons
occupying a single nonprofit dwelling unit, living together and maintaining
a common household and single and common cooking facilities, excluding
occupants of a club, fraternity house, lodge, foster home, rooming
house or boarding house and excluding group quarters not owned or
leased by the individuals.
A facility operated as a gainful business within a building
providing recreational opportunities for children primarily from ages
three to 12 accompanied by an adult of at least 18 years, such as
gymnastics, miniature golf, climbing apparatus, and automatic devices
or games, and involving the sale of food and/or beverages as an accessory
use.
[Added 6-8-2004 by Ord. No. 280]
A freestanding and uninhabited structure consisting of wood,
glass, metal, plastic, wire, wire mesh, masonry or vegetation singly
or in a combination with other materials, 2Â 1/2 feet high or
higher, erected to secure or divide one property from another or part
of a property from a remaining part, to assure privacy, to protect
the property so defined or to enclose all or part of the property.
A freestanding masonry wall shall be considered to be a fence.
A string of ribbons, tinsel, small flags or pinwheels.
Material such as sand, gravel, earth and other suitable and
approved composition; or 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 a stripped or otherwise cut surface.
The final vertical elevation of the ground surface above
sea level, after development.
Includes any driveway, roadway, area, parcel and strip of
land, whether or not the same be depicted or shown on any plan, map
or drawing, and which is not a duly dedicated and established public
street of and in the Township of Concord, which provides vehicular
access from any public street in the Township of Concord to any building
or buildings designed or appropriate to occupancy by three or more
families.
Flags of the United States, the Commonwealth of Pennsylvania,
the Township of Concord, foreign nations having diplomatic relations
with the United States, or any other flag adopted or sanctioned by
the Board of Supervisors, provided that such flag does not exceed
60 square feet in area and shall be flown from a pole not more than
25 feet in height.
[Amended 9-4-2007 by Ord. No. 316]
An occasional or periodic market held in an open area or
structure where groups of individual sellers offer goods for sale
to the public.
An area of a building or a building designed for use either
as office, assembly, warehouse/storage or light manufacturing. Each
flexspace area shall have not less than 10% of the area used for office
space. Assembly of parts or other like use shall occupy no more than
90% of the individual flex-space area.
The general and temporary inundation or partial and complete
inundation of normally dry land areas from the overflow of streams,
rivers, watercourses or other inland water from any source.[7]
The sum of the gross area of the several floors of a building
or buildings measured from the face of exterior walls or from center
lines of walls separating two buildings. In particular, floor area
includes, but is not limited to the following:
Basement space, if it meets the requirements
of a building story (see "half story").
Elevator shaft, stairwell and attic space (whether
or not a floor has been laid) providing structural headroom of eight
feet or more.
The floor areas of roofed terraces, exterior
balconies, breezeways or porches, where over 50% of the perimeter
is enclosed.
Any floor space used for dwelling purposes no
matter where located within a building.
The floor areas of accessory building, excluding
space used for accessory off-street parking or used for loading berths.
Any other floor space not specifically excluded,
excluding space used for air conditioning machinery or cooling towers
and similar mechanical equipment serving the building.
The sum of the gross horizontal areas of all floors of a
building measured from the exterior face of exterior walls or from
the center line of a common wall separating two buildings, but not
including interior parking spaces, loading spaces for motor vehicles
or any space where the floor-to-ceiling height is less than six feet.
The total of all floor areas of a building, excluding stairwells
and elevator shafts, equipment rooms, interior vehicular parking or
loading; and all floors below the first or ground floor, except when
used or intended to be used for human habitation or service to the
public.
See "woodland and forest."
Those areas of extensive vegetation in which the dominant
plants are trees that are indigenous to the area, such areas being
illustrated on the Conservation Areas Map in the Comprehensive Plan.
The management of forests and timberlands when practiced
in accordance with accepted silvicultural principles, through developing,
cultivating, harvesting, transporting and selling trees for commercial
purposes, which does not involve any land development.
The length of a property line bordering a public right-of-way.
The length of an outside building wall facing a public right-of-way.
See "yard."
A building used for the preparation of the deceased for burial
and the display of the deceased and ceremonies connected therewith
before burial or cremation.
An accessory building or part of a principal permitted building
used for the storage of passenger motor vehicles and one commercial
motor vehicle owned and used by the owner or tenant of such principal
permitted building, without provision for selling such vehicles for
profit.
A building, not a private garage, whose principal use is
the parking or storage of motor vehicles for specified time periods
or on a rental basis, but not for commercial or public utility vehicles
or the dead storage of motor vehicles, and not involving repairing,
auto wrecking or the sale of gasoline.
A building, not a private or public garage, used for the
storage of motor vehicles for compensation.
See "dwelling, garden-type apartment house."
A building which houses governmental operations or offices
of a federal, state, county or municipal agency.
A type of open space that is surrounded by dwelling units
and other buildings on at least two sides and that features amenities
such as gazebos, sitting walls, pergolas, fountains, benches, landscaping,
lighting, sculpture and the like, and in which public gathering, informal
recreation and the like, takes place.
[Added 12-22-2015 by Ord.
No. 370]
See "density."
A licensed community-based living arrangement functioning
as a single household and providing habilitative services, in accordance
with 55 Pennsylvania Code § 5310 or the Federal Fair Housing
Amendment Act.
A nonpaying individual or individuals who reside temporarily
with the owner/occupant of the principal permitted building. Such
residency may range from an overnight accommodation to an extended
stay but shall in no case occur for a period greater than six consecutive
months.
The lowest floor of a building having an area used for human
habitation that is half the area of the floor above.
An office or clinic for medical or dental examination or
treatment of persons primarily on an out-patient basis, including
laboratories incidental thereto, provided that no overnight patients
shall be kept on the premises.
The height of a building shall be measured from the mean
level of the ground surrounding the building to a point midway between
the highest and the lowest points of the roof, including the parapet,
provided that chimneys, spires, towers, elevator, penthouses, tanks
and similar projections shall not be included in calculating the height.
An area to accommodate all phases of operation of rotor-wing
aircraft (helicopters) with suitable space to allow the provision
of service facilities.
An area on a roof or on the ground to accommodate touchdown
and lift-off of rotor-wing aircraft (helicopters) for the purpose
of picking up and discharging passengers or cargo. Such area shall
have sufficient space to accommodate all required safety controls
and comply in all respects with Federal Aviation Administration requirements,
but in no case shall such area provide service facilities.
All historic and prehistoric (Native American) buildings, sites, structures, objects, trees, stone walls and other landscape features and districts shown on the Concord Township Historic Resources Map.
A map adopted as part of Article XIXA showing all of the
historic resources identified by the Concord Township Historical Commission
and their location and respective classification. The map shall include:
HISTORIC RESOURCES INVENTORY[11] — Detailed information about each historic resource listed on the Historic Resources Map.
Any structure that is:
Listed individually in the National Register
of Historic Places (a listing maintained by the Department of the
Interior) or preliminarily determined by the Secretary of the Interior
as meeting the requirements for individual listing on the National
Register;
Certified or preliminarily determined by the
Secretary of the Interior as contributing to the historical significance
of a registered historic district or a district preliminarily determined
by the Secretary to qualify as a registered historic district;
Individually listed on a State Inventory of
Historic Places in states with historic preservation programs which
have been approved by the Secretary of the Interior; or
Individually listed on a local inventory of
historic places in communities with historic preservation programs
that have been certified by an approved state program as determined
by the Secretary of the Interior.
An occupation for gain, profit or support conducted only
by members of a family residing on the premises and conducted entirely
within the dwelling and/or building accessory thereto, provided that
no article is sold or offered for sale except such as is produced
on the premises by members of the immediate family residing thereon.
Home occupations shall include the following:
Artists and sculptors;
Authors and composers;
Dressmakers, seamstresses and tailors;
Family day-care homes limited to not more than
five children residing off the premises;
Home crafts;
Office facility, provided that no retail or
wholesale transactions are made upon the premises; and
Nonresidential school of special education whose
enrollment does not exceed five pupils at any given time.
Permitted home occupations shall not in any
event be deemed to include the following:
Antique shops, gift shops, restaurants and other
commercial retail uses involving the sale of articles and products
produced off the premises;
Barbershops and beauty parlors;
Funeral chapel or funeral home;
Medical or dental clinic or hospital;
Tearoom;
Renting of trailers;
Riding or boarding stable or kennel;
Tourist home, rooming, boarding or lodging house;
Veterinary clinic or hospital; and
Industrial uses.
In addition to the use limitations applicable
in the zoning district in which located, all home occupations shall
be subject to the following use limitations:
The home occupation shall be carried on wholly
indoors and within a dwelling or other structure accessory thereto;
There shall be no use of show windows or display
or advertising visible outside the premises to attract customers or
clients other than an accessory sign, as permitted;
There shall be no exterior storage of materials.
No articles shall be sold or offered for sale,
except for those produced upon the premises;
Servicing by commercial vehicles for supplies
and materials shall not be permitted, except for mail delivery;
The home occupation shall be carried on only
by members of the immediate family residing in the dwelling. Not more
than two employees in addition to the resident practitioner shall
be employed on the premises of any accessory office of a dentist,
physician or lawyer;
The floor area devoted to a home occupation
and the storage of materials and supplies connected with the home
occupation shall not be more than 25% of the ground floor area of
the principal residential' structure, or 400 square feet, whichever
is less; and
Parking shall be provided in accordance with
the applicable provisions of the Township Code.
See "nonprofit homeowners' corporation."
The office of a physician, lawyer, dentist, architect, professional
engineer, theologian or similar member of a recognized profession
who customarily has offices in the dwelling in which such person resides,
but not including an office such as a real estate office, insurance
office or other office permitted only in commercial districts.
The art and practice of propagating and cultivating plants
for their produce or for ornament.
A facility providing inpatient medical care of the sick and
injured (including obstetrical care) where not more than 50 percent
of the total patient days during any year are customarily assignable
to the categories of chronic convalescent and rest, drug and alcoholic,
epileptic, mentally deficient, mental, nervous and tuberculosis; and
which is a proprietary facility or a facility of a private nonprofit
corporation or association licensed and regulated by the state.
A building or group of buildings having units containing
sleeping accommodations which are available for temporary rental occupancy
by transients.
A surface which has materials that do not normally absorb
rainfall or surface water such as buildings, paved parking areas,
paved walks and similar surfaces.
Physical additions and changes to land such as grading, paving,
curbing, fire hydrants, water mains, sanitary sewers, capped sewers,
storm sewers, storm drains, catch basins, culverts, sidewalks, monuments,
crosswalks, bridges, earthworks, streetlights, wells, on-site sewage
disposal systems, street trees and other plantings and other structures
that may be necessary to produce usable and desirable land development.
Residential communities designed for those who are independent
with respect to their activities of daily living (e.g., bathing, dressing,
grooming) and choose to live in a community with other seniors. These
communities offer amenities such as security systems, organized recreational
activities and social programs, meal service and transportation. Most
independent living facilities do not offer health care services (e.g.
personal care or nursing services); however, many are affiliated with
health care facilities that can provide such care when it is needed.
Residents can also obtain home health services from outside providers
as required.
A dinner theatre, music theatre, and/or performing arts center
or theatre at which plays, concerts, ballet, children's performances
or other cultural performances take place, typically in conjunction
with a restaurant.
See "place of amusement, indoor."
Natural or artificial bodies of water 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 the permanent pool if there
is a difference. Lakes are bodies of water two or more acres. Ponds
are any water body less than two acres.
Any of the following activities:
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.
A sketch, preliminary or final plan, submitted in compliance
with the requirements of the Concord Township Subdivision and Land
Development Chapter, showing the provision for development of a tract
of land.
The legal or beneficial owner or owners of land, including
the holder of an option or contract to purchase (whether or not such
option or contract is subject to any condition), a lessee if he is
authorized under the lease to exercise the rights of the landowner
or other person having a proprietary interest in land.
A design professional duly registered by the Commonwealth
of Pennsylvania to practice landscape architecture.
That portion of a tract or lot in which plantings have been installed in accordance with the landscaping requirements of Article VIII of Chapter 160. The landscaped area includes the buffer planting strip, as well as plantings which serve a functional and/or aesthetic purpose when located around and between buildings, roads, parking areas, sidewalks, walkways, sitting areas, service or maintenance structures, courtyards and the like.
Landscaping consists of any of the following, or a combination
thereof:
A tract or parcel of land that contains the cellular communications
facility, tower, antenna and/or telecommunications equipment building.
Animals of any kind, except swine, raised for sale, resale
or agricultural field production. (For the purposes of this chapter,
the keeping of one or more horses or ponies for recreational purposes
or for pleasure, or the keeping of up to a total of 10 common household
pets such as dogs, cats, pot belly pigs and the like, shall not be
considered as the keeping of livestock.)
A retail shop, artist studio, office, or other place of business
on the ground floor of a building in combination with a dwelling unit
or dwelling units located above such place of business on the second
floor or second and third floors. A person or persons other than the
proprietor of the business may occupy a live-work unit.
[Amended 5-1-2007 by Ord. No. 310]
A dwelling for no more than two persons who are employed
on the premises by a business for security or maintenance purposes.
A space, accessible from a street or way, in a building or
on a lot, for the temporary use of vehicles while loading or unloading
merchandise or materials.
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. A parcel of land, the description of which
parcel is recorded in the office of the Recorder of Deeds of Delaware
County by deed description or as described by an approved subdivision
plan recorded in the office of the Recorder of Deeds of Delaware County
by deed description.
See "mobile home lot."
[Amended 1-4-2000 by Ord. No. 245; 7-5-2000 by Ord. No.
249]
The area enclosed by the property lines of a
lot, as herein defined, exclusive of:
Rights-of-way of dedicated streets;
Fire lanes;
Rights-of-way or easements proposed for dedication;
Utility easements and other underground lines
beyond those directly servicing the lot, except for Concord Township
Sewer Authority easements which may be included in the computation
of lot area; and
Stormwater management basins;
Any land within a floodway;
Any wetlands; and
Any land with a slope in excess of 25%.
The area of land comprised by any additional road rights-of-way (i.e., in addition to the 50 feet, 60 feet or 80 feet set forth in Appendix G of Chapter 160, Subdivision and Land Development), which the Board of Supervisors may require, shall not be subtracted when computing a minimum lot area.
The area of a lot exclusive of existing or future street/road
rights-of-way and existing or future utility rights-of-way.
A lot or parcel of land abutting upon two or more streets,
including shared driveways, or upon two parts of the same street,
including shared driveways, forming an interior angle of less than
135°. On every corner lot, there shall be two front yards, one
rear yard and one side yard.
The percentage of the lot area that is occupied by the building
area.
A lot which has no frontage on a public street but has frontage
on a private street.
In the case of any lot abutting a street, the lot line for
the portion of the lot abutting the street shall be deemed to be the
ultimate right-of-way line and shall not be the center line of the
street or any other line within the right-of-way.
The front lot line is the line separating the lot from the
street right-of-way. For interior lots, the lot line, front, is the
line generally parallel to the street right-of-way at the nearest
point to the right-of-way where the lot attains substantially the
minimum required lot width.
A lot line opposite and most distant from the front lot line.
If the rear lot line is less than 10 feet in length, or if the lot
forms a point at the rear, the rear lot line shall be deemed to be
a line 10 feet in length within the lot between the side lot lines
parallel to and at the maximum distance from the front lot line, and
the setback from which shall be co-extensively shown on any plan.
Any lot line which is not a street line or a rear lot line.
The distance measured between the side lot lines at the required
building setback line. When there is only one side lot line, as in
the case of two-family or single-family attached dwellings, the lot
width shall be measured between the side lot line and the center line
of the party wall of the end dwelling unit. In the case of a corner
lot, the lot width shall be measured between the side lot line and
the front lot line opposite.[12]
An establishment which specializes in the sale of mail order
items, but does not involve a factory outlet store or other store
for walk-in retail sales.
A sloped roof or roof-like facade architecturally comparable
to a building wall.[13]
A permanent roof-like structure or canopy of rigid materials
supported by and extending from the facade of a building.
Commemorative plaques placed by a recognized agency of the
Township.
See "convenience store."[14]
A transportable, single-family dwelling intended for permanent
occupancy, contained in one unit or in two or more units, designed
to be joined into one integral unit capable of again being separated
for repeated towing, which arrives at a site complete and ready for
occupancy except for minor and incidental unpacking and assembly operations,
and constructed so that it may be used without a permanent foundation.
A parcel of land which has been planned and improved in compliance with the requirements of the Mobile Home Development District, Article IX of Chapter 210, for the placement of mobile homes, conventionally built or modular single-family detached homes, or combinations thereof, for nontransient use; consisting of two or more mobile home lots and 15 acres or greater in size.
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.
A parcel or contiguous parcels of land which have been so
designated and improved that they contain two or more mobile home
lots for the placement thereon of mobile homes.
A single-family detached dwelling intended for permanent
occupancy, made by assembling one or more factory-produced three dimensional
sections into an integral living unit, whose construction materials
and specifications conform to those of conventionally built units.
A travel trailer which combines the living section and the
power source into a single unit.
A retail business involving the sale of motor vehicle accessories,
parts, tires, batteries and other supplies, with any installation
of parts to occur within a completely enclosed building.
A business conducted for the purpose of repairing motor vehicles,
including body, fender and paint spraying work.
A business involving the lease of automobiles.
A business conducted for the purpose of repairing automobiles
and other motor vehicles.
A retail establishment occupying a building which offers
motor vehicles for sale to the general public. This business may also
perform any repair service to motor vehicles permitted in a motor
vehicle repair shop.
A business conducted for the purpose of providing gasoline,
oil and accessories for automobiles and other motor vehicles which
may perform routine service and repairs to such vehicles, but excluding
repairing, body shop or car washing as a principal permitted use.
See "dwelling multifamily or dwelling, multifamily apartment."
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.
A use owned by the Township such as parks, playgrounds and
other recreational, cultural and conservation areas; the sites for
sewage treatment, solid waste and refuse disposal and other public
facilities owned and operated for the good and well-being of the Township
and activities regularly conducted by the Township at such sites and/or
facilities.
The Pennsylvania Municipalities Planning Code, Act 247 of
1968, as amended.[15]
Standards promulgated by the Secretary of the United States
Department of the Interior against which historic resources nominated
to the National Register are evaluated.
A list maintained by the Secretary of the United States Department
of the Interior composed of buildings, sites, structures, objects
and districts of national, state, or local significance in American
history, architecture, archeology, engineering and/or culture.
The total net area of tract, excluding existing roadways
and rights-of-way and the following:
Ninety-five percent of the area of the floodplain
as determined by the floodplain boundaries shown on an accurate contour
map as required by the Concord Township Subdivision and Land Development
Chapter from floodplain elevations that are either derived from the
Township Floodplain Conservation District Map or derived from another
authorization source;
Proposed rights-of-way and/or easement areas;
Drainage easements not in the floodplain; and
All land with slopes in excess of 25%.
See "floor area, net usable."
Structures for which the start of construction commenced
on or after the effective date of the Concord Township Floodplain
Management Ordinance[16] and includes any subsequent improvements to such structures.
A lot, the area or dimension of which was lawful prior to
the adoption or amendment of a zoning ordinance but which fails to
conform to the requirements of the zoning district in which it is
located by reasons of such adoption or amendment.
A structure or part of a structure manifestly not designed to comply with the applicable use or extent of use provisions in this Chapter 210 or amendment heretofore or hereafter enacted, where such structure lawfully existed prior to the enactment of this chapter or amendment. Such nonconforming structures include, but are not limited to, nonconforming signs.
A use, whether of land or of structure, which does not comply with the applicable use provisions in Chapter 210 or amendment heretofore or hereafter enacted, where such use was lawfully in existence prior to the enactment of this chapter or amendment.
An incorporated organization of homeowners within a development
to which all homeowners automatically belong. The purpose of the organization
is to own, maintain and preserve common open space land and the costs
are shared equitably among the members of the organization.
A thing of functional, aesthetic, cultural, historical or
scientific value that may be, by nature or design, movable yet related
to a specific setting or environment.
A single system of piping, septic tanks or other facilities
serving a single lot, collecting and disposing of sewage into the
soil on the lot where such system is used through septic tank filter
fields and in compliance with the prevailing federal, state, county
and municipal regulations.
An individual well on the lot where the well services one
lot and/or water supply on a lot occupied or to be occupied serving
a permitted building and in compliance with the prevailing federal,
state and county regulations.
Those areas, including building setbacks, private yards and
buffer areas, which are free from buildings, and those areas containing
such facilities as tennis courts and swimming pools.
See "common open space."
An organization in which all common open space land is deeded
to a trustee through a deed of trust. The trustee owns, maintains
and preserves the common open space. All residents of a cluster development
have an easement over the surface of common open space land and share
equitably in the cost of maintenance and development costs.
See "place of amusement, outdoor."
The assembly of materials and supplies outside of a building.
A person recorded on official records as owning property.
The owner of property on which a sign is located is presumed to be
the owner of the sign unless facts to the contrary are officially
recorded or otherwise brought to the attention of the Township, e.g.,
a sign leased from a sign company.
The extension of a false front or wall above the roofline.
A reasonably level space, available for the temporary parking of one motor vehicle, exclusive of passageways, driveways or other means of circulation or access. A parking space shall include either covered garage spaces or uncovered parking lot space located off the street right-of-way and in back of the front yard building setback line. The size of parking spaces shall be as required in Article VIII of Chapter 160.
An open space type that is a maximum of 6,500 square feet,
and a minimum of 1,000 square feet, and is used as a pedestrian gathering
area, typically with a combination of landscape and hardscape materials.
[Added 12-22-2015 by Ord.
No. 370]
Any leisure time activity not considered active (e.g., walking,
picnicking, bird watching, fishing).
A level, landscaped and/or surfaced area, also referred to
as a "terrace," directly adjacent to a principal building at or within
three feet of the finished grade and not covered by a permanent roof.
[Added 4-3-2001 by Ord. No. 257]
An individual, partnership, public or private association
or corporation, firm, partnership, trust, estate, municipality, governmental
unit, public utility or any other legal entity whatsoever which is
recognized by law as the subject of rights and duties.
A facility operated by a legal entity holding a certificate
of compliance document issued by the Pennsylvania Department of Welfare
("license"), permitting the operation of a personal care home (PCH)
at the location of the facility, according to appropriate Pennsylvania
Department of Welfare program licensure or approval regulations. The
facility shall be used to provide dwelling units, food and personal
assistance or supervision to adults of advanced age or otherwise who
do not require services in or the services of a Pennsylvania Department
of Health licensed long-term-care facility, but who, because of their
advanced age or other condition, require assistance or supervision
in matters such as dressing, bathing, diet, financial management,
evacuation of a residence in the event of an emergency or taking medication
prescribed for self-administration.
A facility operated as a gainful business within a building
providing three or more automatic devices or games, including pool
or billiard rooms, but not involving the sale of food and/or beverages
except for vending machines, except in the case of a bowling alley,
theatre or indoor entertainment facility including a dinner theatre,
music theatre and/or performing arts center or theatre.
A facility which provides private outdoor recreational opportunities
such as a miniature golf course, a golf driving range, an archery
range or like-type establishment, but excluding a gun club.
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 other conventional zoning district.
An area to be planned, developed, operated and maintained
as a single entity and containing one or more structures to accommodate
retail, service, commercial or office uses, or a combination of such
uses, and appurtenant common areas and accessory uses incidental to
the principal permitted uses.
An establishment that grows and propagates plants, including
trees, shrubs, groundcovers and flowers, as a principal permitted
use.
A commercial use at which plants are sold at wholesale or
retail.
The map or plan of a subdivision or land development, whether
preliminary or final.
Advertising of a retail item accompanying its display, e.g.,
an advertisement on a product dispenser.
A small horse of any of a number of breeds usually not over
58 inches high at the withers.
Domestic fowl raised for meat or eggs, including chickens,
turkeys, ducks, geese and the like.
A facility that uses combustible materials to produce electrical power which is connected into the power grid provided by other suppliers, such as PECO. Such facility, being a conditional use in the M/I Municipal/Institutional District, shall be in compliance with § 210-238G.
[Added 7-5-2000 by Ord. No. 249]
A parcel of land with its appurtenances and buildings which,
because of its unity of use, may be regarded as the smallest conveyable
unit of real estate.
The main street along which an existing or proposed building
has frontage, and from which access to a building is achieved through
a front door and entryway.
[Added 5-1-2007 by Ord. No. 310]
A building in which is conducted, or is intended to be conducted,
the principal permitted use of the lot on which it is located.
The primary building, use or structure permitted and intended
for a given lot or parcel.
See "garage, private."
See "street, private."
An office which is used and occupied by a professional, such
as a physician, lawyer, architect, engineer or accountant.
"garage, public."
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 be not more than 30 days and the second publication shall not
be less than seven days from the date of the hearing.
A street which is owned or controlled by a governmental entity.
An enterprise regulated by the Pennsylvania Public Utility
Commission with a franchise for providing to the public a utility
service deemed necessary for the public health, safety and welfare.
Any system for water distribution and water supply, other
than an on-lot water supply system, which is owned, administered and
operated by an organization which is regulated by a governmental agency,
authority or commission.
A paved accessway which is manifest in one or more of the
following: all state roads and highways; all dedicated roads maintained
by the Township; all roads for which the offer of a deed of dedication
has been made; and all private roads over which the general public
has the right to access.
See "yard."
See "club, recreational."
Places designed for the conduct of sports and leisure-time
activities, excluding facilities which customarily charge a fee for
use, such as an outdoor place of amusement or an indoor place of amusement.
A use designed and equipped for the conduct of sports, leisure-time
activities and other customary and usual recreational activities,
excluding facilities which customarily charge a fee for use, such
as an outdoor place of amusement, or an indoor place of amusement.
A vehicle which is built on a single chassis; 400 square
feet or less when measured at the largest horizontal projection; designed
to be self-propelled or permanently towable by a light-duty truck;
and designed primarily not for use as a permanent dwelling but as
temporary living quarters for recreational, camping, travel or seasonal
use.
An historic district listed in the National Register, or
a state or local historic district which has been certified by the
Secretary of the United States Department of the Interior as meeting
substantially all the requirements for National Register listing.
State certification is required prior to national registration.[17]
The process of returning a property to a state or utility
through repair or alteration which makes possible an efficient contemporary
use while preserving those portions and features of the property which
are significant to its historical, architectural and cultural values.
A building used for public worship by a congregation, excluding
buildings used exclusively for residential, educational, recreational
or other uses not normally associated with worship. For the purpose
of this chapter, the term "religious institution" shall include churches,
chapels, cathedrals, temples and similar designations.
A use involving a structure in which worship and ceremonies
pertaining to a particular system of beliefs are held.
A campus-type facility designed to provide a continuum of
services and housing for persons of a minimum age of 55 years. Said
facility may include a range of housing types for seniors who are
relatively independent and mobile, to seniors unable to care fully
for themselves and are in need of assistance and services in carrying
out the basic functions of daily living. Housing and care facilities
may include, but shall not be limited to independent living facility;
personal care facility; and skilled nursing facility.
A business devoted to the sale and consumption of food and
beverages and consumed only inside the building while patrons are
seated at counters or tables.
A building and adjoining parking area used for the purpose
of furnishing food, soft drinks, ice cream and similar confections
to the public normally for consumption outside the confines of the
principal permitted building, or in vehicles parked upon the premises,
regardless of whether or not, in addition thereto, seats or other
accommodations are provided inside for the patrons. Services are effected
principally while patrons remain in their vehicles at such a facility.
A fast-food restaurant or section thereof which is designed
to allow for the serving and pick-up of food, without leaving the
vehicle, for off-premise consumption.
A building used for the purpose of furnishing food to the
public for consumption on the premises within the principal permitted
building and for off-premise consumption.
Establishments providing services, as opposed to products,
to the general public for personal or household use, including such
uses as hotels and motels; finance, real estate and insurance offices;
health services; laundry, linen supply and/or diaper service; beauty
shops or barbershops; shoe repair; TV/VCR repair; and sharpening of
tools.
A business establishment involving the sale of products and/or
services to the ultimate consumer.
A strip of land granted or reserved for public or private
use.
See "street or road line."
An area of vegetation and trees adjacent to a watercourse
that provides a transition between the aquatic and terrestrial environments,
and intercepts stormwater runoff, and reduces pollutants entering
into surface waters.
[Added 12-22-2015 by Ord.
No. 370]
See "street."
A temporary use conducted on a lot in or on a space or structure
at which the sale of farm products grown on site takes place.
The sale of products produced on a farm within the Township.
[Amended 1-4-2000 by Ord. No. 245]
Any liquid waste containing animal or vegetable matter in
suspension or solution, or the water-carried waste resulting from
the discharge of water closets, laundry tubs, washing machines, sinks,
dishwashers or any other source of water-carried waste of human origin.
A pipe that conveys sanitary sewage.
A sewer system serving a portion of a municipality or municipalities,
developed and administered by a governmental agency or a municipal
authority. In the event that such sewer system is not readily available,
a temporary on-site system serving a group of dwellings designed to
be disconnected and its use discontinued upon availability of sewer
service administered by a governmental agency or municipal authority
shall be permitted upon the approval of the Department of Environmental
Resources.
A religious, sectarian and nonsectarian, denominational private
institution, or a public institution, both of which are licensed by
the state.
The plantings which are used in a buffer planting strip or
other landscaping arrangement to create a continuous visual buffer.
The use of plant materials, fencing, walls and/or earthen
berms, or combinations thereof, to aid in the concealment of such
features as parking areas and vehicles within them and to provide
privacy between two or more different land uses or activities; a visual
and/or sound buffer or other barrier.
A geographical area or tract which is part of a development
which will be developed according to a timetable for development over
a period of years included by the applicant in the development plan.
See "modular home."
A water-tight receptacle that receives the discharge of sewage
from a building sewer or part thereof and is designed and constructed
so as to permit settling of solids from this liquid, digestion of
the organic matter and discharge of the liquid portion into a disposal
area.
A system of open jointed pipes intended to distribute septic
tank effluent into the ground for absorption and evaporation.
See "building setback line."
The total of organic waste and wastewater generated by residential,
industrial, commercial, institutional or other establishments.
All effluent carried by sewers, whether it is sanitary sewage,
residential, commercial or industrial wastes or stormwater runoff;
or the entire system of sewage collection, conveyance, treatment and
disposal.
That portion of the Township designated in the Official Sewage
Facilities Plan in which there is, or may be, constructed a public
sewer system.
A woody plant, usually deciduous, which normally grows with
one main trunk and has a canopy which screens and filters the sun
in the summer and winter, respectively.
Shrubs as required by this chapter shall be self-supporting,
woody, evergreen species, as normally grown in Concord Township.
A commercial use which involves the making and sale of crafts
such as pottery, sculpture, clothing, jewelry, wooden objects, stained
glass and the like.
A seasonal or occasional sale held on the sidewalk or other
structure along the front or side of a particular store or establishment
where goods are offered for sale to the public, typically at a discounted
price.
See "yard."
A visual communication that is used for the purpose of bringing
the subject thereof to the attention of others. Signs include letters,
numbers, symbols, trademarks, illustrations or designs as they may
appear on signs, billboards, banners, storefronts, marquees, canopies
and other stationary locations on or off the premises of the activity
to which the message pertains. Any device, structure, fixture or placard
using graphics, symbols and/or written copy designed specifically
for the purpose of advertising or identifying any establishment, product,
goods or services.
A sign which no longer identifies or advertises a bona fide
business, lessor, service, owner, product or activity and/or for which
no legal owner can be found.
Any sign which specifically relates to the permitted use
of the premises on which said sign is erected and which serves as
a further description of products available to or services provided
for the general public.
Sign, not exceeding two square feet in area, indicating street
address.
A sign which utilizes motion of any part by mechanical, electrical
or wind means or which displays flashing, oscillatory or intermittent
lights.
The total area of a sign comprised of individual letters
or numbers pinned separately to the wall of a building shall be measured
by the sum of the area of the individual rectangles that enclose each
letter. If letters are applied to a background material other than
a wall of a building, the total area of the sign shall be the entire
surface on which the letters are applied. The area of a ground sign
shall include the total area of the rectangle or other geometric shape
which encloses the message, including all ornamentation, embellishments
and symbols, but excluding the supporting structure which does not
form part of the sign proper or of the display; provided that such
supporting structure shall not exceed in total area 25% of the permitted
sign proper or of the display. Only one face of a double or multifaced
sign will be counted if the other face or faces are visible from any
one vantage point on a public right-of-way.
Any nonilluminated sign painted on or applied to a structure
made of cloth, canvas, metal or similar material which is affixed
to a building and projects therefrom. Such signs may or may not be
fixed or equipped with a mechanism for raising and holding an awning
in a retracted position against the building.
A sign having characters, letters or illustrations applied
to cloth, paper or fabric of any kind, with only such nonrigid material
for background.
A sign located on the seat or back of a bench or seat placed
on or adjacent to a public right-of-way.
A structure utilized for advertising an establishment, an
activity, a product, a service or entertainment which is sold, produced,
manufactured, available or furnished at a place other than on the
property on which the sign is located.
A sign, the face of which is enclosed within a box-like structure,
A sign on which the copy changes automatically on a lampbank
or through mechanical means, including electrical or electronic time
and temperature units.
A sign on which copy in the field is changed on a manual
basis by the utilization of changeable letters.
A temporary sign identifying an architect, engineer, contractor,
subcontractor and/or material supplier who participates in construction
on the property on which the sign is located.
(Electronic reader board.) A self-contained sign structure,
being capable of projecting a multiple-color digital display.
[Added 12-28-2004 by Ord. No. 287; amended 12-6-2011 by Ord. No.
339]
An on-premise or off-premise sign giving directions, instructions
or facility information; such sign which may contain the name or logo
of an establishment but no advertising copy.
A sign with two faces.
A sign or sign structure in which electrical wiring, connections,
or fixtures are utilized.
The area of a sign on which the copy is placed.
A sign which contains an intermittent or sequential flashing
light source used primarily to attract attention. This does not include
changeable copy signs or signs which, through reflection or other
means, create an illusion of flashing or intermittent light.
A sign supported upon the ground by poles or braces and not
attached to any building.
Any temporary or permanent sign erected and maintained by
the Township, county, state, federal government or school district
for traffic direction or for designation of or direction to any school,
hospital site or any public service, property or facility.
Any sign, other than a pole sign, placed upon or supported
by the ground independent of any structure.
The vertical distance measured from the grade of the adjacent
street or the surface grade beneath the sign to the highest point
of the sign, excluding decorative embellishments.
A sign whose copy is limited to the name and address of a
building, institution or person and/or the activity or occupation
being identified.
A sign which does not meet the requirements of this chapter
and/or which has not received legal nonconforming status.
A sign with an artificial light source incorporated internally
or externally for the purpose of illuminating the sign.
A small sign, emblem or decal informing the public of goods,
facilities or services available on the premises, e.g., a credit card
sign or a sign indicating hours of operation.
The cleaning, painting, repair or replacement of defective
parts of a sign in a manner that does not alter the basic copy, design
or structure of the sign.
Any sign attached to or supported by a marquee structure.
A nonelectric sign indicating the name and/or profession
or address of a person or persons residing on or legally occupying
the premises.
A sign which does not comply with the applicable provisions
of the Sign Ordinance[18] or amendment heretofore or hereafter enacted, where such
sign lawfully existed prior to the enactment of such ordinance or
amendment.
A sign advertising an establishment, merchandise, service
or entertainment which is not sold, produced, manufactured or furnished
at the property on which said sign is located, e.g., billboards or
outdoor advertising.
A sign which pertains to the use of the premises on which
it is located.
A sign which is applied to the face of a wall with paint
or similar substance.
A sign that is mounted on a freestanding pole or other single
support.
A sign which indicates the name, cause or affiliation of
anyone seeking public office or which refers to an issue concerning
which a public election is scheduled to be held.
A temporary sign designed to be moved easily and not to be
affixed permanently to the ground or to a structure or building.
A sign, other than a flat wall sign, which is attached to
and projects from a building wall or other structure not specifically
designed to support the sign.
A temporary sign erected by the owner or his agent advertising
the real estate upon which the sign is located as being for rent,
lease or sale.
Any sign erected or constructed upon the eaves or below the
ridge or parapet of any building.
A sign which in its entirety or in part moves in a revolving
or similar manner. Such motion does not include methods of changing
copy.
A moveable sign not secured or attached to the ground.
A temporary sign or poster affixed to a tree, fence or similar
support, the message appearing thereon not applying to the present
use of the premises or structure upon which such sign is located.
Portable signs erected on the premises of an establishment
having a grand opening or special event.
A sign which designates or identifies a subdivision or development.
A sign not constructed or intended for long-term use.
A sign which indicates time and/or temperature by intermittent
lighting.
A sign not exceeding two square feet indicating the private
nature of a driveway or premises.
A sign suspended beneath a canopy, ceiling, roof or marquee.
A sign attached to, painted on or erected against a wall
or flat vertical surface of a structure, which sign extends not more
than 12 inches from the face of the building.
A sign affixed to or visible through any window and which
is intended to be viewed from the outside.
Authorization in written form by the Township to permit the
erection of a sign.
The ownership of a lot by one or more persons, partnerships
or corporations, which ownership is separate and distinct from that
of any abutting or adjoining lot.
See "dwelling single family detached."
See "dwelling, single-family residence with an accessory
apartment."
See "dwelling, single-family semidetached."
The place where a significant event or pattern of events occurred, depicted on the Historic Resources Map.[19]
The area of a lot in the C-2 District which may be for one
principal permitted use or may be an aggregate of smaller lot areas
of a unified development such as a planned shopping center, or other
mixed-use or multiple-use development.
A facility operated by a legal entity holding a certificate
of compliance document issued by the Pennsylvania Department of Health
(license) permitting the operation of a nursing facility (NF) at the
location of the facility, according to appropriate Pennsylvania Department
of Health program licensure or approval regulations. The facility
should provide nursing services on a continuing basis, admit the majority
of its occupants upon advice of physicians as ill or infirm persons
requiring nursing services, provide physicians' services or supervision
and maintain medical records, including also provisions for similar
medical or nursing services. Facilities for the care of the acutely
ill or surgical or obstetrical services shall not be considered similar
services under this definition, nor shall hospitals be construed to
be included in this definition.
Any building, structure or portion thereof which is used
in whole or in part for the shelter or care of sheep, goats, horses,
cattle or other livestock.
A building where horses and ponies are sheltered, fed and/or
kept for hire.
A section or sections of which an applicant proposes to commence
development at the same time, as a part of a timetable for development
of a planned residential development over a period of years.
A building which provides space for the storage of personal
property, typically in the form of a self-storage facility.
See "garage, storage."
A sewer that carries storm, surface and ground water drainage
but excludes sewage and residential, commercial and industrial wastes.
That part of a structure included between any floor and the
floor or roof next above. When applied to the permissible height of
buildings, the term "story" shall not include a basement if the basement
is not designated for living quarters and if the floor thereof is
more than five feet below the average ground level.
Includes street, avenue, boulevard, road, highway, freeway,
parkway, land, alley, viaduct and any other ways used or intended
to be used by vehicular traffic or pedestrians, whether public or
private, abutting and furnishing access to more than one lot and used
to provide space for installation of improvements such as sewers,
other utilities, street trees and sidewalks.
ARTERIAL STREETA major street for carrying a large volume of through traffic in the area; normally controlled by traffic signs and signals.
COLLECTOR STREETA main street within neighborhood or development which intercepts secondary-residential streets; traffic controlled by signs.
SECONDARYRESIDENTIAL STREET — A residential street or access road to individual properties.
The edge of the right-of-way of the road or street, and the
dividing line between road or street and a lot.
A street privately owned and maintained which is used as
the principal means of access to abutting lot or lots or to more than
two dwellings on a lot on which a private way is exclusively located.
The space formed by buildings located close to the street
which is embellished with amenities such as, but not limited to, sidewalks,
street trees, streetlights, curbs, on-street parking, and cartways.
The streetscape is framed by buildings located across from one another
that create an outdoor room character.
[Added 5-1-2007 by Ord. No. 310]
The building wall adjoining a sidewalk at the edge of a street
right-of-way; or architectural elements such as, but not limited to,
walls, pillars, colonnades, and the like, in lieu of a building wall
when a building is setback from the street wall line.
[Added 5-1-2007 by Ord. No. 310]
Any change in or addition to the supporting or structural
members of a structure, such as the bearing walls, partitions, columns,
beams or girders, or any change which could convert an existing structure
into a different structure or adapt the structure to a different use.
See also, "alteration."
Any man-made object having an ascertainable stationary location
on or in land or water, whether or not affixed to the land.
A commercial establishment where a photographer, dance instructor,
music instructor, artist, sculptor or other like-type craftsman maintains
space for the performance or instruction of their artistic endeavor.
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, conveyance or other 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 of any residential dwelling, shall be exempted.
Any permanent pool or open tank, not located within a completely
enclosed building, and containing or normally capable of containing
water to a depth at any point greater than three feet. Farm ponds
and/or lakes are not included, provided that swimming was not the
primary purpose for their construction and is not the primary purpose
for their current use.
Any swimming pool other than a private swimming pool, including
publicly and privately owned pools open to the general public and
pools owned and operated in conjunction with membership organizations,
motels, hotels and other similar uses.
A business having as its principal activity the application
or placing, by any method, of designs, letters, scrolls, figures,
symbols or other marks upon or under the human skin with ink or any
other substance or method resulting in the coloration of the skin
by aid of needles or any other instrument designed to touch or puncture
the skin.
[Added 10-2-2007 by Ord. No. 317]
The building in which the electronic receiving and relay
equipment for a cellular telecommunications facility is housed.
A structure intended for limited duration, of less than 30
days, for which a permit and fee is required.
A use intended for limited duration, of less than 30 days,
for which a permit and fee is required.
A licensed dwelling in which overnight accommodations are
provided or offered for up to a maximum of seven transient guests
for compensation. A tourist house shall not be considered an accessory
use or as a home occupation.
A structure that is intended to support equipment used to
transmit and/or receive telecommunications signals.
See "dwelling, single-family attached."
See "Municipal Engineer."
A lot; the area of a property before subdivision or land
development.
The total acreage within the lot lines, excluding rights-of-way
of existing public roads/streets.
The attaching of development rights to specified lands which are desired by the Township to be kept undeveloped, and permitting the rights to be transferred from those lands so that the development potential which they represent may occur on other lands within the Township where more intensive development is deemed by the Township to be suitable, in accordance with Article XXVII.
[Added 5-1-2007 by Ord. No. 310]
A recreational vehicle requiring a separate power source
for pulling it, which may include living, sleeping, eating and sanitary
facilities, but which is designed for vacation travel and not for
long-term or permanent occupancy.
Naturally occurring vegetation characterized by trees whose
crowns meet to form a 70% to 100% closed canopy. Tree masses shall
be at least 0.5 acre in area and contain trees at least 20 feet tall
or 12 inches DBH, although not all trees need be this size. Tree masses
smaller than 0.5 acre on a tract or lot shall also be considered tree
masses if they are part of a larger continuous tree mass that extends
onto other tracts or lots.
[Added 12-22-2015 by Ord.
No. 370]
Trees shall be defined as self-supporting woody plants of
species that normally grow to a height of a minimum of 15 feet in
Concord Township.
The public street right-of-way in accordance with the dimensional requirements specified in Chapter 160, Subdivision and Land Development.
The storage of materials, goods or objects below grade in
a structure approved by the Township.
The purpose for which a building, lot, sign or structure
is intended, designed, occupied or maintained.
A permit issued on a form provided by Concord Township which
permits the use and occupancy of a building or the use of a property.
Facilities such as sewers, water mains, fire hydrants, streetlights
and other facilities of the same general character; installations
of a community which pertain to their consumption and emission characteristics,
including facilities such as those used for water supply, sewage disposal,
refuse disposal, storm drainage, communications and electrical transmission.
A facility or appurtenance operated by a public utility corporation
or a public body in connection with providing gas, electrical, water,
telephone or other essential public services to the public.
An office open to the general public operated by a public
utility corporation or a public body in connection with providing
gas, electric, water, telephone, sewerage or other essential public
services to the public.
An open-air parking lot for conventional passenger automobiles
for a period of time not exceeding 24 hours.
The office of a veterinarian with accessory animal kennel;
keeping of animals shall not be the primary use.
Plants that normally require support to reach mature form.
A building used primarily for the storage of goods and materials
either on a short-term or long-term basis. If the short-term storage
facilities are for a specific commercial establishment, this establishment
is then considered a distribution center.
A stream with year-round or substantially year-round flow
such as a creek, run or other body of running water.
A development-wide supply system designed to transmit water
from a common source, to residents of the development.
A supply system serving a major portion of a municipality
or municipalities developed and administered by a governmental agency
or authority.
Areas with hydric soils that are inundated or saturated by
surface and/or groundwater which support hydrophytic vegetation such
as swamps, bogs, marshes and the like, such areas being regulated
by the United States Army Corps of Engineers and/or the Pennsylvania
Department of Environmental Protection.
The transitional area extending from the outer limit of the
wetlands. For the purposes of this chapter, the wetlands margin shall
extend 75 feet from the wetland boundary or to the limit of the hydric
soils, whichever is greater.
[Added 12-22-2015 by Ord.
No. 370]
An establishment that is primarily engaged in selling merchandise
to retailers; industrial, commercial, institutional or professional
business users; or other wholesalers. Such an establishment may also
act as agents or brokers or buy merchandise for, or sell merchandise
to, such businesses.
In the context of the open space provisions of Article XXXII, the woodland resources that are typically utilized by animals for purposes such as shelter for deer wintering areas in a forest interior, or for browse/food supply at forest edges.
[Added 12-22-2015 by Ord.
No. 370]
Any streamer, propeller, pennant or similar device that is
activated by the wind or any other air stream.
Those areas of extensive vegetation in which the dominant
plants are trees that are indigenous to the area, such areas being
illustrated in the Areas of Environmental Concern Map in the Comprehensive
Plan.
An open area on a lot that lies between the permitted principal
or accessory building or buildings and the nearest lot line. Such
yard shall be unoccupied and unobstructed from the ground upward,
except as provided otherwise in this chapter.
A 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
points of the permitted principal or accessory building or building
on the lot, exclusive of steps, overhanging eaves, chimneys, gutters
or cornices. In the case of corner lots which do not have reversed
frontage, a front yard of the required depth shall be provided along
the frontage which abuts the primary street and the yard along the
other frontage which abuts the secondary street shall be designated
as the second front yard and have the same depth as that which applies
to the front yard. In the case of reversed frontage corner lots, a
front yard of the required depth shall be provided on either frontage,
and a second front yard of equal depth shall be provided on the other
frontage.
A yard extending the full width of the lot along the rear
lot line depth from the rear lot line to the nearest point of the
permitted principal or accessory building or buildings on the lot,
exclusive of steps, chimneys, overhanging eaves, gutters or cornices.
A yard extending the full depth of the lot along the side
lot line and extending in width from such side lot to the nearest
on the lot, exclusive of steps, overhanging eaves, gutters or cornices.
An open space substantially enclosed on all sides by the
exterior walls of one or more buildings.
An open space enclosed on three sides by the exterior walls
of one or more buildings.
The administrative officer designated by the Board of Supervisors
to administer the Zoning Ordinance and issue use and occupancy permits
(sometimes referred to as "Code Enforcement Officer").
[3]
Editor's Note: See 68 Pa. C.S.A. § 3101
et seq.
[4]
Editor's Note: The Historic Resources Map is included as an attachment to this chapter.
[5]
Editor's Note: See 68 Pa. C.S.A. § 3101
et seq.
[10]
Editor's Note: This Historic Resources Map is located at the end of this chapter.
[11]
Editor's Note: The Historic Resources Inventory is located at the end of this chapter.
[15]
Editor's Note: 53 P.S. § 10101 et
seq.
[19]
Editor's Note: The Historic Resources Map is located at the end of this chapter.
B.Â
Note: Words not defined above shall have the meaning
given in the Municipalities Planning Code,[22] the Concord Township Code, Chapter 160, Subdivision and Land Development or other Township codes and ordinances, applicable state and federal statutes, laws and regulations, or, if not defined in the aforementioned documents, the most recent edition of Webster's Unabridged Dictionary.
[22]
Editor's Note: See 53 P.S. § 10101
et seq.