This chapter shall be known and may be cited as the "Subdivision and Land Development Ordinance of Whitemarsh Township."
This chapter is established to regulate and control the subdivision and development of land within Whitemarsh Township so as to provide sites suitable for human habitation, commercial and industrial operations, and other uses for which land may be developed, thereby creating conditions favorable to the health, safety and welfare of the community and consistent with the goals of the Comprehensive Plan of Whitemarsh Township.
From and after the effective date of this chapter, any subdivision shall be in conformity with this chapter and all standards and specifications adopted as a part of such chapter.
In interpreting and applying the provisions of this chapter, they shall be held to be minimum requirements for the promotion of the public health, safety, comfort, convenience and general welfare. When provisions of this chapter and all standards and specifications adopted under it impose greater restrictions than those of any statute, other ordinance or regulations, the provisions of this chapter and its standards and specifications shall be controlling unless specified to the contrary. The illustrations in this chapter are not a part of the chapter but are included herein for purposes of explanation and clarification only.
For the purpose of this chapter, the words and terms used herein shall be interpreted as follows:
Words used in the present tense include the future.
The singular includes the plural.
The word "person" includes a corporation, partnership, association or other legal entity, as well as an individual.
The word "lot" includes the word "plot" or "parcel."
The term "shall" is mandatory.
The word "used" or "occupied" as applied to any land or building shall be construed to include the words "intended, arranged, or designed to be occupied."
The word "Commission" and the words "Planning Commission" shall mean the Whitemarsh Township Planning Commission.
The word "Supervisors" and the words "Board of Supervisors" shall mean the Whitemarsh Township Board of Supervisors.
Any word or term not defined herein shall be used with a meaning of standard usage.
Unless a contrary intention clearly appears, the following words and phrases shall have, for the purpose of these regulations, the meanings given in the following clauses:
- AGRICULTURAL PURPOSE
- Those land uses which are devoted primarily to the production of agricultural, horticultural, viticultural and dairy products, livestock, ranch-raised fur-bearing animals, poultry, bee raising, forestry, sod crops, and any and all products raised on farms intended for human consumption.
- A right-of-way which provides only secondary service access for vehicles to the side or rear of abutting properties.
- A landowner or developer who has filed an application for
a proposed subdivision and/or land development under this chapter,
including his heirs, successors and assigns.[Amended 11-16-1989 by Ord. No. 584]
- APPROVED PRESERVED TREE
- Any tree that is inside the limit of disturbance and properly protected and not destroyed or injured during construction as required by Chapter 55 and as recommended by the Shade Tree Commission.[Added 1-23-2014 by Ord. No. 935]
- AVERAGE DAILY TRAFFIC (ADT)
- The actual or calculated total vehicular trips that occur, or are expected to occur, on a specific street within a typical weekday.
- AVERAGE SLOPE
- The slope of land determined according to the formula:
- A linear earth mound with a maximum slope of 33% with grass cover of 50% when shrubbery or ground cover is used.
- An area bounded by three or more streets.
- BOUNDARY TREE
- A tree on an adjacent property whose root protection zone
intrudes across the property line of the site under consideration.[Added 8-14-2003 by Ord. No. 778; amended 1-23-2014 by Ord. No. 935]
- BUILDING SETBACK LINE
- The rear line of the minimum front yards as designated for each zoning district, measured from the street line, as defined herein.
- A measure of nursery stock measured in diameter. For four-inch
diameter stock or smaller, the measure is taken at six inches above
the root ball. For stock above four inches, the measurement is taken
at 12 inches above the root ball.[Added 8-14-2003 by Ord. No. 778; amended 1-23-2014 by Ord. No. 935]
- CANOPY TREE
- Large shade trees with deciduous foliage (bare in winter)
generally reaching at least 40 feet in height at maturity.[Added 8-14-2003 by Ord. No. 778]
- The paved portion of a street right-of-way intended for vehicular use.
- CLEAR SIGHT TRIANGLE
- An area within a triangle bounded by any two intersecting
street lines and a straight line drawn between points on each such
line 50 feet from the intersection of said lines or extensions thereof.[Amended 12-9-1982 by Ord. No. 447]
- COMPREHENSIVE PLAN
- The Whitemarsh Township Comprehensive Plan and amendments
thereto, including maps, charts and/or descriptive matter officially
adopted by the Township Planning Commission and Board of Supervisors,
indicating recommendations for the continuing development of the municipality;
and including all elements required by the Pennsylvania Municipalities
Planning Code, as last amended.[Added 4-6-2006 by Ord. No. 811]
- A dwelling unit which is owned and maintained in accordance
with the Uniform Condominium Act, Act 82 of 1980, as amended.[Amended 12-9-1982 by Ord. No. 447]
- CONSERVATION DESIGN OVERLAY DISTRICT OPEN SPACE
- Land (including land covered with water, or subject to easements
for community wells), which is the subject of a perpetual, legally
binding conservation easement in favor of the Township or, with Township
consent, a conservation organization qualified to accept charitable
donations of conservation easements. Such easement shall run with
the land and prohibit the construction of structures for residential,
office, commercial, industrial or other use (other than agricultural
accessory structures for agricultural uses existing or permitted in
the zoning district in which the land is located) and shall vest in
the Township or other approved entity the right to enforce the use,
maintenance and management restrictions and obligations upon such
land. Conservation Design Overlay District Open Space shall hereinafter
be referred to as “common open space.”[Added 4-6-2006 by Ord. No. 811]
- CONSERVATION FEATURES MAP
- A map adopted as part of the Township Comprehensive Plan
depicting primary and secondary conservation features for the purpose
of creating an interconnected system of common open space and recreation
areas.[Added 4-6-2006 by Ord. No. 811]
- CONSERVATION FEATURES, PRIMARY
- Natural features found on the Township’s Conservation
Features Map which have development constraints placed upon them during
development of a tract. These features are floodplain and flood-prone
areas, wetlands, steep slopes over 25% and riparian corridors.[Added 4-6-2006 by Ord. No. 811]
- CONSERVATION FEATURES, SECONDARY
- Natural or man-made features found either on the Township’s
Conservation Features Map (or listed elsewhere in other Township documents)
that the Township desires to preserve during the land development
process. The extent to which these features are preserved on an individual
site will be determined on a case-by-case basis during the land development
process. These features are woodlands, important farmland soils, steep
slopes between 8% and 25%, scenic roads and vistas, and historic or
cultural resources.[Added 4-6-2006 by Ord. No. 811]
- A publicly or privately owned right-of-way for pedestrian use which crosses a cartway or cuts across a block so as to furnish access for pedestrians to adjacent streets or properties.
- A street intersecting another street at one end and terminating at the other in a paved vehicular turnaround.
- DBH or dbh
- Diameter at breast height; a measure of trunk diameter in
inches, taken at 4 1/2 feet above the natural ground line. The
measured section should be free of branches and representative of
the typical age of the tree species. DBH measurement is applied to
existing trees (compared to caliper used for nursery stock).[Added 8-14-2003 by Ord. No. 778]
- A measure expressed in dwelling units per acre, calculated
by dividing the total number of dwelling units by the site area.[Amended 12-9-1982 by Ord. No. 447]
- DESIGN STANDARDS
- Regulations, as stated in Article V, imposing standards in the layout by which a subdivision or land development is governed.
- See definition of "subdivider."
- The natural or man-made features of land that are specifically
designed to temporarily store or retain water and/or to carry surface
water runoff.[Added 4-6-2006 by Ord. No. 811]
- DRAINAGE FIELD
- A component of an individual or community sewage system where
liquid from a treatment tank seeps into the soil; it consists of an
aggregate-filled area (containing piping for the distribution of liquid)
and the soil or sand/soil combination located beneath the aggregate.[Added 4-6-2006 by Ord. No. 811]
- The boundary created by the outermost branches of a tree.[Added 8-14-2003 by Ord. No. 778]
- A building containing one or more dwelling units.
- DWELLING UNIT
- Any room or group of rooms located within a residential building
and forming a single habitable unit with facilities used or intended
to be used for living, sleeping, cooking and eating by one family
exclusively.[Amended 12-9-1982 by Ord. No. 447]
- A professional engineer registered by the Commonwealth of Pennsylvania.
- ENVIRONMENTAL OR NATURAL CORRIDOR
- Any area of land usually bordering a watercourse, including
but not limited to a stream, river, wetland or ridgeline and identified
as containing unique natural features that should be preserved.[Added 4-6-2006 by Ord. No. 811]
- EVERGREEN TREE
- A woody plant capable of reaching a minimum mature height
of 20 feet with foliage persistent for more than one full year, resulting
in a year-round (evergreen) foliage screening capacity.[Added 8-14-2003 by Ord. No. 778]
- FLOODPLAIN [Amended 12-9-1982 by Ord. No. 447]
- The low areas adjoining and including any water or drainage course or body of water subject to a one-hundred-year recurrence interval flood as delineated by the following studies or a study conducted by anyone else expert and experienced in the preparation of hydrological studies and the determination of flood lines:
- (1) One-hundred-year-flood boundary, as delineated in the "Flood Insurance Study, Township of Whitemarsh, Montgomery County, Pennsylvania," prepared by the Delaware River Basin Commission for the United States Department of Housing and Urban Development, Federal Insurance Administration.
- (2) Fifty-year flood, as delineated in the "Floodplain Information Report on Wissahickon Creek, Montgomery County, Pennsylvania," Corps of Engineers, United States Army District, Philadelphia, March 1965.
- FLOODPLAIN SOILS
- Soils in areas subject to periodic overflow and listed in the Soil Survey of Montgomery County, Pennsylvania, United States Department of Agriculture, Soil Conservation Service, April 1967, as being subject to flooding. Floodplain soils include, but are not limited to:
- Unit of light density incident on a plane (assumed to be
horizontal unless otherwise specified), measurable with an illuminance
meter, a.k.a. light meter.[Added 12-18-2008 by Ord. No. 871]
- Areas, groves or stands of mature or largely mature trees
(i.e., greater than six inches caliper) covering an area greater than
1/4 acre; or groves of mature trees (greater than 12 inches caliper)
consisting of more than 10 individual trees.[Amended 12-9-1982 by Ord. No. 447]
- Excessive brightness in the field of view that is sufficiently
greater than that to which the eyes are adapted to cause loss in visual
performance or annoyance, so as to jeopardize health, safety and welfare. [Added 12-18-2008 by Ord. No. 871]
- A linear park or open space conservation area that provides
passive recreational opportunities, pedestrian and/or bicycle paths,
and the conservation of open space or natural areas.[Added 4-6-2006 by Ord. No. 811]
- HAZARD TREE
- A tree with uncorrectable defects severe enough to pose present
danger to people or buildings under normal conditions, as determined
by the Township Shade Tree Commission.[Added 8-14-2003 by Ord. No. 778]
- A narrow linear vegetated area with a mix of woody trees
and shrubs formed along farm fields and pastures. Hedgerows may be
considered as a desirable visual characteristic of a rural landscape,
warranting preservation during the land development process.[Added 8-14-2003 by Ord. No. 778]
- HERITAGE TREE
- A tree located on public or private property:[Added 8-14-2003 by Ord. No. 778; amended 1-23-2014 by Ord. No. 935]
- HIDDEN VIEW
- A view not readily seen in a viewshed or corridor, but partially
obscured by natural or man-made features.[Added 4-6-2006 by Ord. No. 811]
- HISTORIC OR CULTURAL RESOURCES
- Man-made structures or artifacts, such as farmhouses, barns,
springhouses, stonewalls or graveyards; may also include places where
historic events occurred (such as battlefields or campsites, birthplaces
of famous persons, dwellings designed by noted architects, etc.) and
abandoned roads, established footpaths or trails.[Added 4-6-2006 by Ord. No. 811]
- Quantity of light, measured in footcandles.[Added 12-18-2008 by Ord. No. 871]
- IMPERVIOUS GROUND COVER
- That portion of a tract where, due to surface coverage, the water runoff coefficient is 0.90 or more, as determined by the Township Engineer.
- IMPERVIOUS GROUND COVER RATIO
- A measurement calculated by dividing the total area of all
impervious ground cover within the site or lot by the site area or
lot area, respectively.[Amended 12-9-1982 by Ord. No. 447]
- IMPROVEMENTS SPECIFICATIONS
- Regulations, as stated in Article VII, imposing minimum standards for the construction of required improvements, including but not limited to streets, curbs, sidewalks and sewers.
- LAKES OR PONDS
- Natural or artificial bodies of water which retain water
year-round. Artificial lakes or 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 any difference. Lakes are bodies of water two or more
acres in extent. Ponds are any water body less than two acres in extent.[Amended 12-9-1982 by Ord. No. 447]
- LAND DEVELOPMENT
- Any of the following activities:[Amended 12-9-1982 by Ord. No. 447; 11-16-1989 by Ord. No. 584]
- (1) The improvement of one lot or two or more contiguous lots, tracts or parcels of land for any purpose involving:
- (a) A group of two or more residential or nonresidential buildings, whether proposed initially or cumulatively, or a single nonresidential building on a lot or lots, regardless of the number of occupants or tenure. Said group shall not include the addition of a residential accessory building or a farm building on a lot or lots subordinate to an existing principal building, provided that the total building coverage of the lot or lots containing such buildings does not exceed the maximum building coverage permitted in a particular zoning district.
- (b) The division or allocation of land or space, whether initially or cumulatively, between or among two or more existing or prospective occupants by means of or for the purpose of streets, common areas, leaseholds, condominiums, building groups or other features. Said division or allocation shall not include the conversion of an existing single-family detached dwelling into not more than three residential units, unless such units are intended to be a condominium, and provided that the total building coverage of the lot or lots containing such converted dwelling does not exceed the maximum building coverage permitted in a particular zoning district.
- (2) A subdivision of land.
- LAND DEVELOPMENT, MINOR
- The improvement of one or more contiguous lots as a land
development, as herein defined, provided that the land development
shall:[Added 11-16-1989 by Ord. No. 585]
- (1) Not involve the construction of building(s) over 5,000 square feet in gross floor area.
- (2) Not require or involve the development of more than 25 off-street parking spaces.
- (3) Not require off-site improvements either to be privately owned or proposed for dedication to a governmental unit.
- (4) Not require revisions to the Township sewage facilities plan.
- LANDSCAPE ARCHITECT
- A professional landscape architect registered by the Commonwealth of Pennsylvania.
- LEVEL OF SERVICE
- As described in the 1965 Highway Capacity Manual, indicating the quality of traffic movement on a particular street or through a specific intersection.
- LIGHT TRESSPASS
- Light emitted by a lighting fixture or installation, which
is cast beyond the boundaries of the property on which the lighting
installation is sited.[Added 12-18-2008 by Ord. No. 871]
- A designated parcel, tract, or area of land established by
a plot or otherwise as permitted by law and to be used, developed
or built upon as a unit.[Amended 12-9-1982 by Ord. No. 447; 11-16-1989 by Ord. No. 584; 1-23-2014 by Ord. No. 935]
- LOT AREA
- The area contained within the property lines of a lot shown
on a subdivision plan or required by the Zoning Ordinance.[Amended 12-9-1982 by Ord. No. 447]
- LOT AREA PER DWELLING UNIT, AVERAGE
- The average lot area for all dwelling units of a single type.
Individual lots may be smaller or larger than the average, provided
that the average size and all other standards of this chapter are
met.[Amended 12-9-1982 by Ord. No. 447]
- MAJOR INTERSECTION
- Any intersection of one or more collector or arterial streets.
- The Manager of Whitemarsh Township, Montgomery County, Pennsylvania, or other person so designated.
- A metal pipe or pin of at least 1/2-inch diameter and at least 24 inches in length.
- MOBILE HOME
- A transportable structure, not necessarily limited to a single-family
dwelling, intended for permanent occupancy, office or place of assembly,
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.
It does not include recreational vehicles or travel trailers.[Added 11-16-1989 by Ord. No. 584]
- MOBILE HOME LOT
- 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 dwelling.[Added 11-16-1989 by Ord. No. 584]
- MOBILE HOME PARK
- 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.[Added 11-16-1989 by Ord. No. 584]
- A stone or concrete monument with a flat top of at least four inches square; scored with an "X" to mark the reference point; at least 30 inches in length; the bottom sides of which are at least two inches greater than the top to minimize movements caused by frost.
- OFFICIAL MAP
- The Official Map of Whitemarsh Township, Montgomery County,
Pennsylvania.[Added 12-9-1982 by Ord. No. 447]
- ONE-HUNDRED-YEAR FLOOD
- A flood that has one chance in 100 or a one-percent chance
of being equaled or exceeded in any one year. For the purposes of
this chapter, the one-hundred-year flood (base flood) is as defined
by the Federal Insurance Administration in the Flood Insurance Study.[Added 4-6-2006 by Ord. No. 811]
- OPEN SPACE
- A portion of a site available and accessible for use by the
public and/or residents of the site, generally undeveloped. Open space
may include areas of steep slopes, floodplains and other significant
features to be preserved. Open space shall not include streets or
street rights-of-way, parking areas, yards, and lots of individual
dwelling units or other public improvements, nor does it include required
buffer areas. Open space uses may include active and passive recreation.[Amended 12-9-1982 by Ord. No. 447]
- OPEN SPACE RATIO
- The total amount of open space within a site divided by the
site area.[Amended 12-9-1982 by Ord. No. 447]
- PEAK HOUR TRAFFIC
- The highest number of vehicles found or expected to be found during the a.m. and p.m. hours passing over a section of street in 60 consecutive minutes.
- PERMANENT GRASSLAND
- A field or meadow maintained and preserved with native grasses
and plants. Periodic mowing may be required to forestall the creation
of a woodland.[Added 4-6-2006 by Ord. No. 811]
- PLAN, FINAL
- A complete and exact subdivision plan, including all required supplementary data, prepared for official recording as required by statute, defining property rights and proposed streets and other improvements.
- PLAN, IMPROVEMENT CONSTRUCTION
- A plan, or set of plans, and supporting documents prepared by an engineer, detailing the engineering specifications for streets, sanitary sewers, stormwater drainage facilities and other improvements required by this chapter.
- PLAN, MAJOR STREET
- The element of the Township Comprehensive Plan which shows the location, alignment, dimensions, the identification and classification of existing and proposed streets, and recommended street realignments and changes.
- PLAN, PRELIMINARY
- A tentative formal subdivision plan (and including all required supplementary data), showing proposed street and lot layout as a basis for consideration prior to preparation of the final plan.
- PLAN, RECORD
- The copy of the final plan which contains the original required endorsements of the Township and which is intended to be recorded with the Montgomery County Recorder of Deeds.
- PLAN, SKETCH
- An informal plan, indicating salient existing features of a tract and its surroundings and the general layout of a proposed subdivision.
- PLANNING MODULE FOR LAND DEVELOPMENT
- An application required by the Pennsylvania Sewage Facilities
Act, Section 71.15(b) and (c) of Chapter 71, Administration of the Sewage Facilities Program, as amended.[Amended 12-9-1982 by Ord. No. 447]
- The map or plan of a subdivision or land development, whether preliminary or final.
- PRESERVED TREE
- A preserved tree is any tree that is to be properly protected
and not destroyed or injured during construction as required by this
chapter.[Added 8-14-2003 by Ord. No. 778]
- PUBLIC TRANSPORTATION
- Transportation service for the general public provided by a common carrier of passengers generally on a regular route basis.
- REMOVED TREE
- A removed tree is any tree that is destroyed, injured or
otherwise not protected according to the provisions of this chapter.[Added 8-14-2003 by Ord. No. 778]
- Any replatting or new division of land. Replattings shall be considered as constituting a new subdivision of land. See definition of "subdivision."
- An examination of the sketch plan, preliminary plan or final plan to determine compliance with the Zoning Ordinance, this chapter and other pertinent requirements.
- A relatively narrow elevation that is prominent because of
the steep angle at which it rises; an elongated crest, or series of
crests, with or without individual peaks, significantly higher than
the adjoining ground.[Added 4-6-2006 by Ord. No. 811]
- A line connecting the highest points along a ridge and separating
drainage basins or small-scale drainage systems from one another.[Added 4-6-2006 by Ord. No. 811]
- RIDGE, PROMINENT
- A ridge location that is visible from a major arterial, secondary
or collector street, which is seen as a distinct edge against a backdrop
of land.[Added 4-6-2006 by Ord. No. 811]
- Land set aside for passage, such as a utility, street, alley or other means of travel.
- ROOT PROTECTION ZONE
- Area within a tree's temporary protection fencing which
is to be maintained throughout the entire period of construction.
The protective fencing shall be placed at a distance calculated at
1.25 feet (radius) per each one inch of (DBH) diameter breast height
or to the outer edge of the dripline, whichever is greater.[Added 8-14-2003 by Ord. No. 778; amended 1-23-2014 by Ord. No. 935]
- SHADE TREE
- A woody plant or a portion thereof that has a minimum three-inch
caliper, is 14 feet or more in height, has eight feet minimum spread,
has a clear trunk to seven feet, and is a full branching structure
within the ultimate right-of-way in Whitemarsh Township.[Added 1-23-2014 by Ord. No. 935]
- SHADE TREE COMMISSION
- The Township's Shade Tree Commission.[Amended 1-23-2014 by Ord. No. 935]
- SHADE TREE COMMISSION'S DESIGNEE
- A representative designated by the Shade Tree Commission.[Added 1-23-2014 by Ord. No. 935]
- A woody plant, usually with multiple stems, each of which
has a DBH of less than three inches, with a minimum height of 24 inches.[Added 8-14-2003 by Ord. No. 778; amended 1-23-2014 by Ord. No. 935]
- SIGHT DISTANCE
- The length of roadway visible to the driver of a passenger vehicle at any given point on the roadway when the view is unobstructed by traffic. "Sight distance" measurement shall be made from a point 3.75 feet above the center line of the road surface to a point 0.5 foot above the center line of road surface.
- A parcel or contiguous parcels of land intended to have one
or more buildings or intended to be subdivided into two or more lots.[Amended 12-9-1982 by Ord. No. 447]
- SITE AREA
- All land area within the site calculated from an actual site survey rather than from a deed description.
- The Solicitor of Whitemarsh Township, Montgomery County, Pennsylvania.
- STEEP SLOPE RATIO
- A measurement calculated by dividing the total area of all
steep slopes within the site or lot by the site area, respectively.[Added 9-18-1986 by Ord. No. 538]
- STEEP SLOPES
- Land grades in excess of 8% and subject to regulation by
the Whitemarsh Township Steep Slope Overlay Ordinance (Zoning Ordinance),
as amended.[Amended 9-18-1986 by Ord. No. 538]
- A public or private thoroughfare used, or intended to be used, for passage or travel by motor vehicles. Streets are further classified according to the functions they perform.
- STREET LINE
- The dividing line between the street and the lot, as more fully defined in the Whitemarsh Township Zoning Ordinance.
- STUDY AREA
- An area extending 1/2 mile along a street adjacent to the site, in both directions from all proposed or existing access points or to and including a major intersection with a collector or arterial, whichever area is greater.
- Any individual, co-partnership or corporation (or agent authorized thereby) which undertakes the development or subdivision of land, as defined by this chapter, as the owner (or agent authorized thereby) of the land being developed or subdivided.
- The division or redivision of a lot, tract or parcel of land
or part thereof into two or more lots, tracts, parcels or other divisions
of land, including changes in existing lot lines for the purpose,
whether immediate or future, of lease, partition by the court for
distribution to heirs or devisees, transfer of ownership or building
or lot development; provided, however, that the subdivision by lease
of land for agricultural purposes into parcels of more than 10 acres
not involving any new street or easement of access or any residential
dwelling shall be exempted.[Amended 2-9-1982 by Ord. No. 447; 11-16-1989 by Ord. No. 584]
- SUBDIVISION, AGRICULTURAL
- A subdivision containing lots in excess of 10 acres, the use of which is for agricultural purposes as specified in the definition of "agricultural purpose." Residential subdivisions shall not be considered under this definition.
- SUBDIVISION, MAJOR
- The division of a lot or tract of land, or part thereof, into two or more lots or tracts for the purpose, whether immediate or future, of transfer of ownership or of building development, which requires the installation of public improvements.
- SUBDIVISION, MINOR
- The division of a lot or tract of land into five or less lots for the purpose, whether immediate or future, of transfer of ownership or of building development, provided that the proposed lots thereby created have frontage on an improved street or streets, and provided further that there is not created by the subdivision any new street, any required improvements, or the need therefor.
- A surveyor registered by the Commonwealth of Pennsylvania.
- TOWNSHIP ENGINEER
- A registered engineer designated by the Board of Supervisors to perform the duties of engineer as herein specified.
- One large lot or two or more contiguous lots which are held in single and separate ownership.
- Any hard-wooded perennial plant, whether evergreen or deciduous,
or a species which normally reaches a height of eight feet or more
at maturity.[Added 1-23-2014 by Ord. No. 935]
- TREE SURVEY PLAN
- A plan identifying the size, species and location of all
trees having a diameter at breast height (DBH) of six inches or greater,
denoting each tree to be saved or removed, the location of tree protection
fences and the proposed schedule of replacement trees.[Added 1-23-2014 by Ord. No. 935]
- TRIP GENERATION RATES
- The total count of trips expected to and from a particular land use.
- UNOBSTRUCTED VIEW
- A view that is not compromised by the presence of man-made
structures.[Added 4-6-2006 by Ord. No. 811]
- Plant materials, including but not limited to trees, shrubs,
grasses and flowers.[Added 9-18-1986 by Ord. No. 538]
- A range of sight including vistas, prospects or scenes. Views
include, but are not limited to, the sight of geologic features, bays,
oceans, skylines, bridges and distant cities.[Added 4-6-2006 by Ord. No. 811]
- VIEW CORRIDOR
- The line of sight identified as to height, width and distance
of an observer looking toward an object of significance to the community
(e.g. ridgeline, river, historic building, etc.); the route that directs
the viewer’s attention.[Added 4-6-2006 by Ord. No. 811]
- The area within view from a defined observation point.[Added 4-6-2006 by Ord. No. 811]
- VOLUME/CAPACITY ANALYSIS
- A procedure, as described in the 1965 Highway Capacity Manual, Highway Research Board Special Report 87, which compares the volume of a street or intersection approach to its capacity (maximum number of vehicles that can pass a given point during a given time period).
- WARRANTS FOR TRAFFIC SIGNAL INSTALLATION
- A series of justifications which detail the minimum traffic or pedestrian volumes or other criteria necessary for the installation of a traffic signal. These warrants are contained in the Manual on Uniform Traffic Control Devices for Streets and Highways, United States Department of Transportation, Federal Highway Administration, 1971, Sections 4C-1 through 4C-10.
- The total area above a given point on a watercourse that
contributes water to its flow; the entire region drained by a waterway
or watercourse that drains into a lake, reservoir or stream. It is
also known as a drainage area.[Added 4-6-2006 by Ord. No. 811]
- WATER SUPPLY, CENTRAL
- Any municipal water supply system, or any private system franchised to serve the public. Such systems shall include any existing private franchise area and the entire system; or a water supply capable of supporting the entire development; or a standpipe or water-storage system meeting Township specifications.
- WATER SUPPLY, PRIVATE
- A system for supplying and distributing water to a single dwelling or other building from a source located on the same lot.
- Those areas that are inundated and saturated by surface or
groundwater at a frequency and duration sufficient to support, and
that under normal circumstances do support, a prevalence of vegetation
and wildlife, typically adapted for life in saturated soil conditions,
including swamps, marshes, bogs and similar areas. Such areas are
also important for recharging groundwater aquifers.[Amended 12-9-1982 by Ord. No. 447; 4-6-2006 by Ord No. 811]
- Any area, grove or stand of woody plants, evergreen or deciduous,
covering 10,000 square feet of foliage area or greater, dominated
by twenty-foot tall or four-inch caliper trees or larger with crowns
that interlock to form a sixty-percent to one-hundred-percent closed
canopy. All portions of the contiguous canopy area and layered vegetation
beneath it shall be woodland whether located on a single lot or portions
of other lots. For the purposes of this chapter, the extent of any
woodland plant community or any part thereof shall be measured from
the outer-most dripline of all the trees in the community. Woodlands
shall include any area where timber has been harvested within the
previous five years and/or woodland disturbance has occurred within
the previous five years, which would have met the definition of woodland
prior to timbering or disturbance.[Added 8-14-2003 by Ord. No. 778; amended 4-6-2006 by Ord. No. 811]
Editor's Note: See 53 P.S. § 10101 et seq.
Editor's Note: See 68 Pa.C.S.A. § 3101 et seq.
Editor's Note: See 35 P.S. § 750.1 et seq.