In this chapter, the following rules of interpretation shall
be used:
A.
The word "lot" includes the word "plot," "parcel," or "tract."
B.
Words in the present tense may imply the future tense.
C.
Words used as singular imply the plural.
D.
The masculine gender includes the feminine and neuter genders.
E.
The word "person" includes a partnership, corporation, association,
trust, estate or any other legally recognized entity as well as an
individual.
F.
The word "shall" is to be interpreted as mandatory; the word "may"
as directory.
G.
References to codes, ordinances, resolutions, plans, maps, governmental
bodies, commissions or agencies or officials are to codes, ordinances,
resolutions, plans, maps, governmental bodies, commissions or agencies
or officials of the Township of Mount Joy as in effect or office from
time to time, including amendments thereto or revisions or successors
thereof, unless the text indicates another reference is intended.
H.
The time, within which any act required by this chapter is to be
performed, shall be computed by excluding the first day and including
the last day. However, if the last day is a Saturday or Sunday or
a holiday declared by the United States Congress or the Pennsylvania
General Assembly, it shall also be excluded. The word "day" shall
mean a calendar day, unless otherwise indicated.
K.
References to officially adopted regulations, standards, or publications
of PennDOT, DEP, or other governmental agencies shall include the
regulation, publication, or standard in effect on the date when a
plan is first filed. It is the intent of the Board of Supervisors
in enacting this section to incorporate such changes to statutes,
regulations, and publications to the extent authorized by 1 Pa.C.S.A.
§ 1937.
Unless otherwise stated, the following words and phrases shall
be construed throughout this chapter to have the meanings indicated
in this section:
Having a common border with or being separated from such
common border by a right-of-way, alley or easement.
An improved cartway designed and constructed to provide for
vehicular movement between a public road and a lot containing any
use other than a single dwelling unit or a farm. Access drives shall
meet the criteria of this chapter.
A lot that shares all or part of a common point or line with
another lot.
Any person, other than a landowner or developer, who, acting
for the landowner or developer, submits to the Planning Commission
and Township Supervisors subdivision or land development plans for
the purpose of obtaining approval thereof.
The use of land for farming, dairying, pasturage, agriculture,
horticulture, floriculture, viticulture and animal and poultry husbandry
and the necessary accessory uses for packing, treating or storing
the produce and equipment for housing and feeding the animals and
housing the equipment. The use of land for a dwelling site is not
an agricultural purpose.
A minor right-of-way, privately or publicly owned, primarily
for service access to the back or sides of properties.
An area bounded on all sides by streets (measured at the
right-of-way) or other transportation or utility rights-of-way, or
by physical barriers such as bodies of water or public open spaces.
Best management practices.
The Mount Joy Township Board of Supervisors.
A completely planted visual barrier composed of evergreen
shrubs and trees arranged to form both a low-level and a high-level
screen between grade and to a height of six feet.
Any enclosed or open structure, other than a boundary wall,
boundary fence or farm fence, occupying more than 16 square feet of
area and/or having a roof supported by columns, piers or walls; or
any addition to an existing nonresidential building occupying more
than 16 square feet; provided, however, that an accessory residential
building or structure, including but not limited to a detached or
attached garage, utility shed, tennis court or swimming pool, shall
not be considered a separate building and shall not require the submission
of a land development plan.
That area of the lot which has no building restrictions.
The building envelope shall not include the area of any required setbacks
(except for driveways which cross yards), buffer yards or floodplains.
A line within a property defining the required minimum distance
between any structure and the adjacent right-of-way line or property
line.
The portion of a street or alley intended for vehicular use.
An area of unobstructed vision at street intersections. It
is defined by lines of sight between points at a given distance from
the intersection of the center lines of both streets.
A parcel or parcels of land or an area of water, or a combination
of land and water, within a development site and 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.
A sewage disposal system, other than a public sewer system,
which provides sewage disposal for two or more units of occupancy
and which shall comply with all applicable regulations of the DEP
or other regulatory agency.
A water supply system, other than a public water system,
providing water for more than two units of occupancy, which shall
comply with all applicable regulations of the DEP or other regulatory
agency.
The plan and/or regional plan, or parts thereof, which has
been adopted by the Board of Supervisors, showing its recommendations
for such systems as parks and recreation facilities, water supply,
sewerage and sewage disposal, transportation highways, civic centers
and other public improvements which affect the development of the
Township.
A form of ownership of real property, as defined in the Pennsylvania
Uniform Condominium Act of 1980,[1] which includes the multiple unit land development in which
there is a system of separate ownership of individual units of occupancy
and undivided interest of land and common facilities.
Those areas intended for the protection and management of
the natural/cultural/historical environment with recreational development
as a secondary objective. The size of conservancy areas varies with
the facility or area it is protecting.
A plan that identifies conservation practices and includes
site-specific best management practices (BMPs) for agricultural plowing
or tilling activities and animal-heavy use areas in accordance with
the regulations of 25 Pa. Code Chapter 102, and any revisions made
hereafter.
Lots which have the same ownership, which share a common
property line or, when property lines do not extend to the center
line of a street, which would share a common property line if property
lines extended to the center of the street separating such lots.
A lot abutting upon two streets at their intersection.
The amount which the Township Engineer estimates that the
Township would be required to expend in order to complete the improvements
proposed by a subdivider or land developer in a subdivision or land
development plan, in the event that the subdivider or land developer
fails to complete such improvements within the time set forth in the
subdivision or land development plan or otherwise agreed upon, which
estimate shall take into consideration anticipated inflation in construction
costs, bid preparation costs and other costs which the Township will
incur in the event that it is required to complete the proposed improvements.
The Lancaster County Planning Commission.
The raised edge of a pavement to confine surface water to the pavement and to protect the abutting land from vehicular traffic; all curbs shall be constructed in accordance with the specifications in Chapter 116, Streets and Sidewalks.
The deliberate appropriation of land by its owner for general
public use.
The number of dwelling units or units of occupancy per acre, calculated in accordance with Chapter 135, Zoning.
The Department of Environmental Protection of the Commonwealth
of Pennsylvania or any agency successor thereto.
An area that is designated as appropriate for future development
and includes the developed portions of the Township and development
capacity meets future land use needs. Designated growth areas are
given official standing by their incorporation on future land use
maps and through the adoption of the Comprehensive Plan. This term
may be used interchangeably with the term "urban growth area" (UGA)
throughout this chapter.
A reservoir that temporarily contains stormwater runoff and
releases it gradually into a watercourse or stormwater facility.
A lot, other than a corner lot, fronting on two streets.
The land required for the installation of storm sewer or
drainage facilities, or required along a natural stream or watercourse
for preserving the channel and providing for the flow of water therein,
or to safeguard the public against flood damage.
Any ditch, gutter, pipe, culvert, storm sewer or other structure
designed, intended or constructed for the purpose of carrying surface
waters off streets, public rights-of-way, parks, recreational areas
or any part of any subdivision or contiguous land areas.
An improved cartway designed and constructed to provide vehicular movement between a public road and a tract of land serving one single-family dwelling unit or a farm. A driveway shall comply with all applicable sections of this chapter and shall comply in all respects with Chapter 67, Driveways.
Any structure or part thereof designed to be occupied as
living quarters for a single housekeeping unit. A building, or portion
thereof, that contains a separate cooking area and a separate bathroom
facility shall be considered a separate dwelling unit.
Any construction or other activity which disturbs the surface
of the land, including, but not limited to, excavations, embankments,
land development, subdivision development, mineral extraction and
the moving, depositing, or storing of soil, rock or earth, excluding
the tilling of soil for agricultural purposes.
A strip of land granted for limited use of property by the
landowner for a public or quasi-public or private purpose, and within
which the owner of the property shall not have the right to make use
of the land in a manner that violates the right of the grantee.
Any driveway or other entrance from a public or private road.
A field road providing access to agriculturally used fields and not
providing access to any residential, commercial or industrial structure
is not considered an easement of access.
A professional engineer licensed as such in the Commonwealth
of Pennsylvania.
An area of land, including steep slopes, wetlands, floodplains,
restricted soils, forest stands, and/or specimen of trees with a caliper
of eight inches or greater.
Any parcel of land within 10 or more acres which is used
for agricultural purposes, including the raising of agricultural products,
livestock, poultry or dairy products, including necessary farm structures,
a single-family detached dwelling and the storage of equipment customarily
incidental to the primary use.
The area between the floodplain boundary and the one-hundred-year
encroachment boundary. The flood-fringe is associated with flowage
(from a flowing or periodic stream or swale) and is not dead water
as defined in "pondage" below.
The area of inundation which functions as a storage or holding area for floodwater to a width required for a one-hundred-year flood. The location of a floodplain shall be established in accordance with § 119-58.
Any combination of structural and/or nonstructural provisions,
additions, changes or adjustments structures or contents which are
designed or adapted primarily to reduce or eliminate flood damage
to those structures or contents.
That land on which the elevating of land surface (filling)
or construction of structures would cause significant increase in
water elevation at or above the site. This is the principal flow-carrying
(conveyance) part of the natural cross section of the stream (flowing
or periodic) at a given stage of erosional development and encroachment
upon it will increase flood heights. No increase in flood height will
be allowed. The boundary of the floodway will be determined by HEC-2
(United States Army Corps of Engineers, Hydrologic Engineering Center)
Encroachment Computation or other means acceptable to the Township
Engineer.
For dwelling units, the total floor area of the dwelling
unit actually used for habitation, excluding cellars, storage attics,
porches, garages and the like; for nonresidential units, the sum of
the floor areas of a building as measured to the outside surface or
exterior walls and including all areas intended and designed for the
conduct of the use.
The elevation of the lowest level of a particular building,
including the basement.
A unit of light intensity stated in lumens per square foot
and measurable with an illuminance meter or light meter.
The horizontal or curvilinear distance along the street line
upon which a lot abuts.
A professional geologist registered by the Commonwealth of
Pennsylvania.
The sensation produced by lighting that causes an annoyance,
discomfort, or loss in visual performance and visibility to the eye.
The slope expressed in a percent which indicates the rate
of change of elevation in feet per hundred feet.
That portion of a right-of-way carrying surface drainage.
A condition, not economic in nature, not caused by the applicant
or developer, for which he may request a waiver.
Any feature classified as a Class I or Class II historic resource under Chapter 135, Zoning.
An unincorporated association or not-for-profit corporation
whose membership consists of the lot owners of a residential development.
A homeowners' association shall also include a condominium unit
owners' association. All such associations shall comply with
the requirements for unit owners' associations contained in the
Pennsylvania Uniform Condominium Act, 68 Pa.C.S.A. § 3101
et seq.
The quantity of light measured in footcandles or lux.
Physical changes to the land, including, but not limited
to, buildings, streets, curbs, gutters, streetlights and signs, water
mains, hydrants, sanitary sewer mains, including laterals to the street
right-of-way lines, storm drainage lines, stormwater management structures,
walkways, recreational facilities, open space improvements, shade
trees, buffer or screen plantings, and all other additions to the
tract which are required by ordinance or are deemed necessary to result
in a complete subdivision or land development in the fullest sense
of the term.
Improvements for which the municipality may ultimately assume
the responsibility for maintenance and operation, or which may affect
an improvement for which municipal responsibility is established.
Plants which have not been introduced by man and thrive in
an area where it is considered native.
Plants which grow quickly and aggressively, spreading, and
displacing other plants. Invasives typically are introduced into a
region far from their native habitat.
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 accumulatively, 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.
For the purposes of this chapter, the following circumstances
are excluded from the definition of the land development.
The conversion of an existing single-family detached dwelling,
or single-family semidetached dwelling, into not more than three residential
units, unless such units are intended to be a condominium;
The addition of an accessory nonresidential building which is
no more than 2,500 square feet of usable floor space on a lot or lots
and which complies with the following:
The accessory building does not create a need for any additional
parking, per the Township Zoning Ordinance; and
The accessory building does not, in accordance with the Pennsylvania
Sewage Facilities Act, Act 537 of 1966,[3] as amended, create the need for a sewer facilities plan
revision (plan revision module for land development) or supplement;
and
The accessory building is not for the creation of additional
units of occupancy; and
The accessory building does not require approval from the Zoning
Hearing Board; and
The accessory building complies with all provisions of applicable Township ordinances, including, but not limited to, Chapter 113, Stormwater Management, Chapter 125, Traffic Impact Fees, and Chapter 135, Zoning. For the purpose of this subsection, this exemption shall be limited cumulatively from the effective date of this chapter.
The construction of an agricultural building that is accessory
to an existing principal building on a lot or lots and will not house
any farm animals, including, but not limited to, livestock and poultry;
The addition or conversion of buildings or rides within the
confines of an enterprise which would be considered an amusement park.
For the purposes of this subsection, an "amusement park" is defined
as a tract or area used principally as a location for permanent amusement
structures or rides. This exclusion shall not apply to newly acquired
acreage by an amusement park, until plans for the expanded area have
been approved by the proper authorities.
The Committee composed of the Township Engineer, Zoning Officer,
Administrator, and representatives from the public sewer provider
and public water provider, and such other Township employees or consultants
as the Board of Supervisors may designate. The Committee shall be
responsible for reviewing subdivision and land development plans as
they are submitted to the Township and shall provide comments and
recommendations to the Township Planning Commission prior to the Commission
taking action on the plan.
A professional landscape architect licensed as such in the
Commonwealth of Pennsylvania.
Time not committed to making a living or involved with other
necessary support functions; discretionary or free time.
Trails, bikeways, canals, utility rights-of-way, greenbelts
and the like make up most types of common linear facilities. They
may serve as recreational facilities of their own and/or connect to
other types of facilities.
A map showing the site with relation to adjoining areas.
A plot or parcel of land which is, or in the future may be,
offered for sale, conveyance, transfer or improvement as one parcel,
regardless of the method or methods in which title was acquired.
A lot situated at the intersection of two or more streets
with frontage on two or more adjacent sides.
An interior lot with front and rear street frontage, where
vehicular access occurs on either street.
A parcel of land created by a subdivision or partition which
includes a narrow projection or "flagpole" to the public right-of-way.
A lot whose side lot lines do not abut upon any street.
An interior lot with front and rear street frontage, where
vehicular access occurs on only the street of lesser intensity.
The area contained within the property lines of the individual
parcels of land as shown on a subdivision plan, not including any
area within a street right-of-way.
A property boundary line of any lot held in single or separate
ownership, except that where any portion of the lot extends into the
abutting street or alley, the lot line shall be deemed the street
or alley line.
A metal plate, pin, permanent stone or concrete monument
used to identify lot line intersections.
The width of a lot measured at the minimum building setback
line.
The physical and measurable quantity of light that corresponds
to the brightness of a surface (e.g., a lamp, luminaire, reflecting
material) in a specific area and measurable with a luminance meter
or light meter.
A unit of light intensity stated in lumens per square meter.
There is approximately 10.7 lux per footcandle.
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 in a mobile home park, improved with the
necessary utility connections and other appurtenances necessary for
the erection thereon of a single mobile home.
The part of a mobile home lot that is being reserved for
the placement of the mobile home.
A parcel, or contiguous parcels, of land which has been so
designated and improved that it contains two or more mobile home lots
for the placement thereon of mobile homes.
A concrete or stone monument used to identify street line
intersections.
A building providing separate living quarters for two or
more families.
The Pennsylvania Municipalities Planning Code, Act of July
31, 1968, P.L. 805, No. 247, as amended and reenacted, 53 P.S. § 10101
et seq.
A plant which grew in a defined region prior to European
settlement. Indigenous species and naturalized non-native plants may
be included as a native plant if it has been brought into the region
and has become established into the wild and is not considered invasive
or displaces native plants. Naturally occurring hybrids and cultivars
(cultivated varieties) of native genetic parent species which may
or may not have been present prior to European settlement are considered
native plants.
A project involving the construction, reconstruction, redevelopment,
conversion, structural alteration, relocation or enlargement of any
structure, or any use or extension of land. New developments have
the potential of increasing the requirements for capital improvements,
requiring either approval of a plan pursuant to this chapter, the
issuing of a building or zoning permit, or connection to the public
water or sanitary sewer system.
Any plant species that has been introduced by humans and
now grows independently of cultivation. A subset of non-native/introduced
species is the invasive species.
Any use other than single- or multifamily dwellings. An institutional
use in which persons may reside, such as a dormitory, prison, nursing
home or hospital, shall be considered a nonresidential use.
A map adopted by ordinance pursuant to the Municipalities
Planning Code and recorded in the office of the Lancaster County Recorder
of Deeds.
See "common open space."
The owner of record of a parcel of land.
The Township Park and Recreation Board as established by
ordinance or, in the absence of such a body, any park and recreation
committee established by resolution or motion of the Board of Supervisors
of the Township.
A type of facility that is usually at least 25 acres in size
and serves residents within a one- to two-mile radius. Community parks
have diverse environmental qualities and contain areas for intense
recreational facilities, such as athletic complexes and large swimming
pools, and passive areas for walking, picnicking, viewing and sitting.
Also called "tot-lots" or "vest pocket parks" and contain
specialized facilities for a very limited population, e.g., tots or
senior citizens. These facilities vary in size from one to five acres.
Those parks which are usually in excess of 15 acres and serve
residents within 1/2 mile, up to a maximum population of 5,000. Neighborhood
parks are normally intensely developed, primarily for active recreational
pursuits, such as field and court games, play apparatus, skating,
wading, picnicking, etc.
A primary business where passenger vehicles may be stored
for short-term, daily or overnight off-street parking and connected
to a street by an access drive.
A multilevel parking structure that is generally open for free use by pedestrians and motorists and is intended to be accessory to a principal use and to provide sufficient parking area in order to meet the requirements listed in Article XXV of this chapter.
An accessory use in which required, and possibly additional, parking spaces are provided subject to the requirements listed in Article XXV of this chapter.
An off-street space available for the parking of one motor
vehicle and having usable access to a street or alley.
The Department of Transportation of the Commonwealth of Pennsylvania
or any agency successor thereto.
The map or plan of a subdivision or land development, whether
preliminary or final.
Engineering documents drawn to a scale showing the constructed
dimensions and materials of a structure or other land improvement.
An as-built drawing differs from design drawings and construction
drawings, which are design-oriented documents prepared prior to construction
rather than a depiction of what has been constructed.
A complete and exact subdivision and/or land development plan, including supplementary data, designed in accordance with the requirements of § 119-35.
A complete and exact subdivision and/or land development plan, the sole purpose of which is to permit the construction of only those improvements required by this chapter, as an alternative to guaranteeing the completion of those improvements by the posting of financial security in accordance with the requirements of Article V herein.
A complete and exact subdivision plan, the sole purpose of which is to increase the lot area of an existing lot or tract or for the consolidation of two or more existing lots or tracts to create fewer lots or tracts with revised lot lines, designed in accordance with the requirements of § 119-36.
A subdivision and/or land development plan which is designed in accordance with the requirements of § 119-34, and is prepared for consideration prior to submission of a final plan.
A final plan which includes both preliminary and final plan requirements and is designed in accordance with § 119-35.
A final plan that contains the original endorsement of the
municipality, which is recorded with the Lancaster County Recorder
of Deeds.
An informal plan, not necessarily to exact scale, indicating salient existing features of a tract and its surroundings, with the general layout of proposal prepared in accordance with the requirements of § 119-33.
The Mount Joy Township Planning Commission.
That land on which water is stored as dead water as the flood rises. The pondage area is not to be associated with flowing streams and does not contribute to the downstream passage of flow for storms up to and including the one-hundred-year event. Pondage may occur as naturally closed contours or as areas subject to flooding due to inadequate downstream structures. Construction may take place in the pondage area as long as there is no increase in the one-hundred-year-flood height and it is not in conflict with Chapter 135, Zoning.
Elizabethtown Regional Sewer Authority or any successor thereto
or Mount Joy Borough Authority and any successor thereto, as applicable.
A municipal sanitary sewer system approved and permitted
by the DEP and owned by a public sewer provider.
Elizabethtown Area Water Authority or any successor thereto
or Mount Joy Borough Authority and any successor thereto, as applicable.
A municipal water supply facility approved and permitted
by the DEP and owned by a public water provider or a water supply
facility owned by a public utility and operated in accordance with
a certificate of public convenience granted by the Pennsylvania Public
Utility Commission.
The Recorder of Deeds in and for Lancaster County, Pennsylvania.
Any activity, whether structured or not, in which individuals
voluntarily engage during their leisure.
Any activity that requires some physical exertion on the
part of the participant. Examples of active recreation include sports
(individual, dual, team, corecreational and combative) and athletics,
both land and water based.
Any activity that requires little or no physical exertion
on the part of the participant. Examples of passive recreation include
arts and crafts, spectating, picnicking, nature study and board games.
Any area developed in such a manner as to be conducive to
those activities that fall within the range of active recreation.
Examples: athletic fields and hard-surfaced courts, pools, large dams,
bicycle and walking trails, open turf areas and play apparatus areas.
Any area developed in such a manner as to be conducive to
those activities that fall within the range of passive recreation.
Examples: scenic vistas, natural areas, craft areas, meeting areas,
sitting areas, walkways, sunbathing, gardens, streams and impoundments,
social events, picnicking and spectating areas.
The amount of land in any given subdivision that shall be
dedicated for recreation unless the Township grants a waiver of such
requirements, presently 0.054 acre per residential lot or dwelling
unit. This figure is derived by adding a percentage of the amounts
of land specified in the National Recreation, Park and Open Space
Standards and Guidelines for the various types of parkland and open
space each community should have.
Community parks and facilities: eight acres per 1,000 in population
.
Neighborhood or miniparks: 2.0 acres per 1,000 in population.
Linear or special facilities, conservancy areas [NOTE: The National
Recreation and Park Association recommends the standard as variable,
subject to local needs. This type of area would primarily be found
in parcels less than five acres and serve to protect natural, historic
or cultural resources with active recreation as a secondary consideration.]
and reserve or contingency: eight acres per 1,000 in population.
These types of park, recreation and open space areas amount
to 18.0 acres per 1,000 in population or 0.018 acre per resident.
A conservative projection of three persons per dwelling unit yields
0.054 acre per dwelling unit or lot.
The type of recreational space used to meet sudden participation
growth patterns or to address new leisure trends.
Public and/or private investment made to recreate the fabric
of an area by renovating previously developed land. Replacing, remodeling,
or reusing existing buildings, and structures to accommodate new development.
Any multimunicipality entity formed by the Township, Conoy
Township, Elizabethtown Borough, and West Donegal which shall be assigned
tasks relating to the implementation of the Regional Strategic Plan
for Elizabethtown Borough and the Townships of Conoy, Mount Joy, and
West Donegal or a preexisting multimunicipal entity which is assigned
such task. If no such entity is formed or is assigned such task, then
submission to the Regional Planning Agency shall be interpreted as
submission to Conoy Township, Elizabethtown Borough, and West Donegal
Township.
Any subdivision or transfer of land, laid out on a plan which
has been approved by the Planning Commission, which changes or proposes
to change property lines and/or public rights-of-way not in strict
accordance with the approved plan.
A reservoir designed to retain stormwater runoff with its
primary release of water being through the infiltration of said water
into the ground.
The total width of any land reserved or dedicated as a street,
alley or pedestrian way, or for any other public or private purpose.
The surface water discharge and rate of discharge of a given
watershed after a full rain or snow that does not enter the soil but
runs off the surface of the land.
Planted (or having equivalent natural growth) shrubs, trees,
earthen mounds, or fencing.
The process by which soil or other surface material is accumulated
or deposited by wind, water or gravity.
The length of a street, measured along the center line, which
is continuously visible from any point three feet above the center
line.
Noninvasive trees with eighteen-inch minimum caliper measured
five feet above grade located outside an existing wooded area.
A type of recreational area which would be reserved for single-purpose
facilities, such as golf courses, nature centers, zoos, arboreta,
amphitheaters or areas that preserve, maintain and interpret buildings,
sites and objects of archaeological significance.
Water that surfaces, flows, or collects during and subsequent
to rain or snowfall.
Those controls and measures (e.g., storm sewers, berms, terraces,
bridges, dams, basins, infiltration systems, swales, watercourses
and floodplains) used to implement a stormwater management program.
A strip of land, including the entire right-of-way, intended primarily as a means of vehicular and pedestrian travel. "Street" includes avenue, boulevard, road, highway, freeway, parkway, lane, alley, viaduct and any other ways used or intended to be used by vehicular traffic or pedestrians, whether public or private. Streets are further classified as follows, with the classification determined in accordance with Chapter 135, Zoning:
ALLEY (SERVICE STREET)A minor street which is used primarily for vehicle access to the back or the side of properties otherwise abutting a street or for placement of utilities. Alleys shall be designed to discourage through traffic.
ARTERIAL STREET; HIGHWAYA street or road which is used primarily for fast or heavy traffic, including all roads classified as main and secondary highways by the Department of Transportation.
COLLECTOR STREETA street which carries traffic from minor streets to the major system of arterial streets, including the principal entrance streets of a residential development and streets within such a development.
LOCAL STREETA street which is used primarily for access to the abutting properties.
CUL-DE-SACA street with a single means of ingress and egress and having a turnaround. The design of the turnaround may vary.
PRIVATEA street not accepted for dedication by the municipality.
A line defining the edge of a street right-of-way and separating
the street from abutting property or lots. Also known as the "street
right-of-way line."
Any man-made object having an ascertainable stationary location
on or in land or water, whether or not affixed to the land.
A developer.
The site or lot proposed for land development, including
subdivision.
A professional land surveyor licensed as such in the Commonwealth
of Pennsylvania.
A wide shallow ditch that gathers or carries surface water
and/or stormwater.
Transferable development right as established in Chapter 135, Zoning.
The symbol on a survey, plan, or plat shown as "Z," indicating
common ownership of two adjacent lots or tracts.
Mount Joy Township, Lancaster County, Pennsylvania, as represented
by the Board of Supervisors or its duly authorized agents.
An area that is radial to the trunk of a tree in which no
construction activity shall occur. The tree protection zone shall
be the distance from the trunk to the dripline (a line marking the
outer edges of the branches of the tree).
Land in parcels sufficiently large for future subdivision
which is presently in agriculture, woodland or lying fallow.
A unit, the use of which is not subordinate or customarily
incidental to a principal unit. A unit of occupancy can be either
residential or nonresidential and can be an independent unit within
a structure or a separate detached structure. Types of units are as
follows:
SINGLE DETACHED UNITA unit that is completely surrounded by open space.
SEMIDETACHED UNITA unit within a structure in which two units are side by side, each having open space on three sides (e.g., a twin or semidetached dwelling).
HORIZONTALLY ATTACHED UNITA unit within a structure in which three or more units are attached by vertical walls and do not have horizontal divisions between units (e.g., townhouses, row houses or shopping center with multiple storefronts).
VERTICALLY ATTACHED UNITA unit within a structure in which two or more units are attached by horizontal divisions (e.g., multistory apartment building or multistory office building).
An area that is designated as appropriate for future development
and includes the developed portions of the Township and development
capacity to meet future land use needs. Urban growth areas are given
official standing by their incorporation on future land use maps and
through the adoption in the Comprehensive Plan. This term may also
be used interchangeably with the term "designated growth areas" throughout
this chapter.
The granting of an exception to these regulations which in
the opinion of the Planning Commission will not be detrimental to
the general welfare, impair the intent of these regulations or conflict
with the Comprehensive Plan.
A system of piping and appurtenances, whether municipally
or privately owned, designed for the collection and transmission of
liquid- and water-carried wastes from residences, commercial buildings,
industrial plants and institutions to a central wastewater treatment
plant for treatment and discharge (not including septic tanks).
A system of piping and appurtenances, whether municipally
or privately owned, designed for the transmission and distribution
of potable water from a centralized water supply or source to residences,
commercial buildings, industrial plants or institutions (not including
individual on-lot wells).
Those areas defined as "wetlands" under Section 404 of the
United States Federal Water Pollution Control Act, 33 U.S.C. § 1344(a),
and the regulations promulgated by the United States Army Corps of
Engineers implementing Section 404, including but not limited to 33
CFR 3263.
