As used in this chapter, the following terms shall have the meanings indicated:
ACCESS LANE (DRIVE)A driveway, turnout or other means of providing for the movement of vehicles to or from the public roadway.
ACCESS POINTSThe locations along the perimeter of a lot or property abutting a street, including but not limited to local or collector streets, that provide the authorized vehicular and pedestrian entry or exit from the lot or property.
ALIGNMENT, HORIZONTALThe combination of bearings and distances radii and arcs in the plan which describe the passage of a right-of-way across the land.
ALIGNMENT, VERTICALThe combination of grades, distances and vertical curves in profile which describe the passage of a right-of-way over the topography.
ALLEY/LANEA service roadway providing a secondary means of public access to abutting property and not intended for general traffic circulation.
AMENDMENTAny addition, deletion or revision of the chapter text or map officially adopted by the Board of Supervisors after public hearings.
APPLICANTA landowner or owner/applicant, as hereinafter defined, who has filed an application for development, including his heirs, successors and assigns.
APPLICATION, FINALA formal request by an owner/applicant containing information required by these regulations to be used as a basis by the Township in granting final approval of a subdivision or land development plan.
APPLICATION, PRELIMINARYA formal request by an owner/applicant containing information required by these regulations to be used as a basis by the Township in granting preliminary approval of a subdivision or land development plan.
APPROVAL, FINALAcknowledgment by the Board of Supervisors that all plan reviews required prior to acceptance of a subdivision, land development or planned residential development proposal have been successfully completed and that building permits may be issued.
APPROVAL, PRELIMINARYAn acknowledgment by the Township that the preliminary plan application conforms to all the requirements of these regulations and that the owner/applicant may proceed to preparation of the final application as outlined in the Pennsylvania Municipalities Planning Code.
ARCA curved line that is centered from a point and has a definite length terminating each end in a tangent or another arc.
BACKFILLINGThe process of replacing earth fill in an excavation.
BASE COURSEThe road building materials precisely laid down on the prepared subgrade of a roadway to support the pavement of the road.
BEARINGThe direction that a line points relative to a referenced North.
BENCHA flat or slightly sloped graded surface designed to divert storm drainage and/or stabilize a graded slope.
BERMThe graded strip along each side of a street pavement when curbs are not present, designed to direct stormwater from the pavement to a gutter, and to provide a stable location for disabled or parked vehicles off the pavement.
BINDER COURSEIn asphaltic concrete paving, an intermediate course between the base course and the surface material consisting of intermediate sized aggregate bound by bituminous material.
BLOCKAn area of land, generally in a plan of lots, surrounded by streets.
BOARD OF SUPERVISORSThe duly elected governing body of Adams Township, with certain powers relative to this chapter.
BUFFERA visual screen intended to separate existing developed lots or plans from adjacent development.
BUILDINGA man-made structure attached to or into the ground enclosing or covering a volume of space and intended to shelter or contain people, animals, businesses and activities associated with any of them.
BUILDING PERMIT (ZONING/BUILDING)A document attesting that a proposal for construction, repair, alteration or addition to a structure has been reviewed and approved in accordance with the requirements of this chapter and the current building code.
CARTWAYThe portion of a street, drive, alley, or rear service lane that is designed and intended for the use of vehicular traffic.
CENTER LINEA line running parallel to and equidistant from the right-of-way lines on each side of a street.
COLLECTOR STREETA street that in addition to serving the properties abutting it also receives traffic from intersecting minor streets for distribution to major highways.
COMMON OPEN SPACEThe area within a plan that is held jointly by all the property owners in the plan for their enjoyment and is specifically described in the plan.
COMMUNITY FACILITYAn improvement, whether public or for the benefit of the residents of a development only, constructed by the owner/applicant to conform with the requirements of these regulations and guaranteed as required by the Board of Supervisors as a condition for final plan approval.
COMMUNITY SEWAGE DISPOSAL OR WATER SUPPLY SYSTEMA utility system constructed by an owner/applicant to serve his plan in conformance with these regulations and the requirements of the Commonwealth Department of Environment Protection, such system to be operated by the owner/applicant until or unless taken over by a public authority.
CONCENTRATED STORMWATERThe collection of runoff in select areas following a precipitation event through activities such as grading, channeling and excavating.
CONTOURAn imaginary line connecting all points with the same elevation above or below a fixed base point whose elevation is known.
CORNER LOTA lot that abuts two or more streets that intersect at one or more corners of the lot, with the minimum front yard setback applying along each street relative to construction on the lot.
CROSS SECTIONA cut through a road or utility at right angles to its length revealing materials and dimensions of components of construction.
CROSSWALKA pedestrian right-of-way extending through a block between streets on opposite sides of the block or connecting across a block or blocks.
CUL-DE-SACA street with connection to other streets at only one end and having a permanent vehicular turnaround at the closed end.
CULVERTA pipe for carrying stormwater runoff.
CURBConcrete, bituminous concrete or other improved boundary material usually marking the edge of a roadway, parking lot or other paved area.
CURB CUTAn opening requiring a local or commonwealth permit along the curb line at which point vehicles may enter or leave the roadway.
CURVEA rounded change of direction of an alignment that can be described by radii and arc distances. A sag curve includes the lowest elevation in a curve in vertical alignment while a crest curve includes the highest elevation. A compound curve is two or more abutting curves without a tangent between them.
DEDICATIONThe designation of property, formerly privately owned, for public purpose, such designation stipulated in writing, recorded by the private owner and accepted by the public body.
DEVELOPMENT PLANThe provisions for development, including a planned residential development, a plat of subdivision, all covenants relating to use, location and bulk of buildings and other structures, intensity of use or density of development, streets, ways and parking facilities, open space and public facilities. The phrase "provisions of the development plan" when used in the Pennsylvania Municipalities Planning Code, as amended, shall mean the written and graphic materials referred to in this definition.
DRAINAGEWAYA continuing alignment following the lowest elevations, intended to carry stormwater, including swales, subsurface drainage pipes, creeks, streams and rivers.
DRIVEWAY PERMITAuthorization to access a public roadway or street from a lot or property.
EARTH MOVEMENTThe rearrangement of the earth's natural surface, creating cuts into the surface and fills upon the surface, in accordance with the requirements of this chapter and other applicable ordinances.
EASEMENTA grant of one or more of the property rights (e.g., access) by the owner to, or for the use by, the public, a corporation or another person or entity.
ENGINEERAn individual registered as a professional engineer by the Commonwealth of Pennsylvania.
EROSIONThe process of breaking down and carrying away of exposed ground surfaces by action of wind, water and temperature change.
ESCROW FUND or ACCOUNTAn interest-bearing note, established by an owner/applicant at a financial institution, of an amount required to guarantee completion of improvements to be constructed in his plan and payable to the Township if the owner/applicant fails to complete the improvements within the time stipulated in the plan approval.
EXCAVATIONRemoval or recovery by any means whatsoever of soil, rock, minerals, mineral substances or organic substances, other than vegetation, from water or land, on or beneath the surface thereof, whether exposed or submerged.
FILLEarth material excavated elsewhere and deposited upon the ground surface in the process of grading.
FIRE SAFETY PLANA plan for the safe movement of vehicles and persons to designated areas in the event of a fire or similar emergency within a recreational vehicle campground.
FLOODING, LAND SUBJECT TOLand that lies within the one-hundred-year floodplain as shown on the Township's Flood Hazard Boundary Maps prepared by the Federal Emergency Management Agency.
FORESTRYThe management of forests and timberlands when practiced in accordance with accepted silvicultural principals, through developing, cultivating, harvesting, transporting and selling trees for commercial purposes, which does not involve any land development.
FRONTAGEThe distance across the front of a lot between side lot lines, normally the width of the lot abutting the street to which the lot has access.
GRADEThe vertical alignment of a land surface as it exists or as modified by cut and/or fill activities.
GRADINGRearrangement of the earth's surface by stripping, cutting, filling or stockpiling of earth or land, including the land in its cut or filled condition, to create new contours or grades.
GROUNDWATER BASIN(S)A groundwater reservoir residing in one or more geologic units and separated from neighboring reservoirs by geologic or hydrologic boundaries.
HIGHWAY OCCUPANCY PERMIT (TOWNSHIP DRIVEWAY PERMIT)Authorization issued by PaDOT or Adams Township allowing a property owner specific access to commonwealth or Township maintained roadways, and required before a building permit for development of the property may be issued.
HOMEOWNERS' ASSOCIATIONAn organization formed to manage the open space and common facilities within a development that are not to be publicly maintained; membership in and financial support of such organization is mandatory for all owners of property in the development.
IMPROVEMENTSPhysical man-made changes to a property needed to prepare the property to receive the uses proposed for it.
LABOR AND MATERIAL BONDA guarantee, backed by the developer's collateral held in escrow, that the developer's financial obligations in connection with a development approved by the Township will be covered without harm to the Township.
LAND DEVELOPMENTAny of the following activities:
A. The improvement of one lot or two or more contiguous lots, tracts or parcels of land for any purpose involving:
(1) 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 developing streets, common areas, leaseholds, condominiums, building groups or other features; or
LANDOWNERThe 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, or a lessee if he is authorized under the lease to exercise the rights of the landowner.
LOTAn area of contiguous land surface that abuts the street, whose ownership and legal description are of record in the office of the County Recorder of Deeds, and that is to be separately owned, used, developed or built upon. A lot implies one of a number of similarly sized properties in a plan, but may include any property, tract or parcel of land regardless of size or configuration for the purposes of this chapter.
LOT, FLAGA lot not meeting minimum width requirements at the right-of-way and where access to a public road is by a narrow strip of land usually accommodating a driveway.
LOT WIDTHThe distance across a lot measured along the front building line between the side lot lines.
MAINTENANCE BONDA guarantee, backed by the developer's collateral held in escrow, that improvements, upon completion to the Township's satisfaction, will be maintained for a stipulated time period at no Township expense against inferior construction.
MAJOR HIGHWAYFor purposes of these regulations only, State Legislative Route 309, State Route 228, the Mars-Valencia Road and the Mars/Evans City Road shall be considered major highways.
MINOR LAND DEVELOPMENTThe improvement of a previously undeveloped lot or combination of lots or an unimproved developed lot or lots less than two acres in area (87,120 square feet), involving not more than 5,000 square feet of new construction, which does not include an extension of existing public utility lines, public roads or streets, but which may include the addition or expansion of principal or accessory structures on a lot or.
[Added 2-28-2011 by Ord. No. 140]
The addition of a mobile, modular or manufactured home on a residential development lot of two acres minimum area for the temporary housing of members of the immediate family of the lot owner.
[Added 2-28-2011 by Ord. No. 140]
A vehicular street serving primarily as an access to the properties abutting it but not intended to carry traffic collected from other streets.
MOBILE or MANUFACTURED HOMEA 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.
MOBILE or MANUFACTURED HOME LOTA leased parcel of land in a mobile home park, improved with the necessary utility connections and other appurtenances for the erection thereon of a single mobile home.
MODIFICATIONA grant by the Board of Supervisors upon recommendation of the Township Planning Commission allowing an owner/applicant to deviate from the regulations normally in effect for his property because unusual conditions not created by the owner/applicant are present making development extremely difficult.
MODULEA proposal to provide sewage disposal for a property, a development plan or a subdivision when such proposal involves a public or community sewer system.
MONUMENTA permanent precise indication, established by a registered land surveyor, of points at changes of direction in the boundary of a subdivision or land development plan or at points of change of direction in street rights-of-way within or on the boundary of the plan.
MONUMENTATION, CONTROLThe placement of permanent markers constructed of concrete or metal at key locations in the ground, including tract corners, right-of-way center line, offsets and lot boundary lines.
MUNICIPAL SEWAGE ENFORCEMENT OFFICERAn individual appointed by the Township and certified by the commonwealth who is charged with enforcing the regulations of the Department of Environmental Protection within the Township relative to individual on-lot and community sewage disposal systems.
OCCUPANCY PERMITA certificate issued by the zoning officer attesting to the fact that the proposed use or reuse of premises is in accordance with the requirements of this chapter or with a previously issued zoning or building permit and may be legally occupied.
OFF-STREET PARKING SPACEAn identified area abutting an access lane or driveway and of such dimensions, as specified by Township Ordinance, to accommodate one vehicle.
OWNER/APPLICANTAny 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.
OWNER OF RECORDThe individual or corporation whose name appears on the records of the County Recorder of Deeds as the current owner of a property.
PARKING AREAThe portion of a lot or parcel set aside for motor vehicle storage in a multifamily, public, semipublic, commercial or industrial development.
PAVEMENTThe portion within a right-of-way designed for vehicular travel and improved to specifications and material established by the Township to carry such traffic in all weather.
PERFORMANCE GUARANTEEAny security that may be accepted by a municipality as a guarantee that improvements required as part of an application for development are satisfactorily completed.
PERMANENT OPEN SPACEAny parcel or area of land or an area of water designed and intended for recreation, resource protection, amenity and/or buffers.
PINA permanent indicator, established by a registered land surveyor, of points at the corners of lots in a subdivision plan or at points of changes of direction along lot lines.
PLAN, FINAL (Also FINAL PLAT or FINAL LAND DEVELOPMENT PLAN)The documentation presented by an owner/applicant to the Township for consideration under the terms of these regulations after approval has been granted to a preliminary plan proposal that included the land area covered by the final plan proposal.
PLAN, PRELIMINARYThe documentation presented by an owner/applicant to the Township in support of a subdivision or land development plan for preliminary consideration under the terms of these regulations.
POSITIVE DRAINAGEThe slope of the land surface to assure that stormwater flows off the surface to a drainageway or stream and no where does water lay upon the surface.
POTABLE WATERWater meeting the Commonwealth Department of Environmental Protection's criteria for human consumption.
PROFILEA vertical cut along the center line of a street or utility line indicating the vertical alignment, with the vertical dimension often exaggerated at a maximum 5:1 ratio to clarify the relation between horizontal and vertical measurements.
PROPERTY LINEThe boundary line surrounding a property or any portion of such line and described by bearings and distances.
PROPERTY TRACTAn area of land, all portions of which are in the same ownership and the boundary of which closes on itself.
PUBLIC HEARINGA formal meeting held pursuant to public notice by the Board of Supervisors or Planning Commission, intended to inform and obtain public comment, prior to taking action in accordance with the Pennsylvania Municipalities Planning Code, as amended.
PUBLIC IMPROVEMENTSRoads, utilities and community facilities used by the public and provided by an owner/applicant in the course of the development of his plan to comply with the requirements of these regulations.
PUBLIC MEETINGA forum held pursuant to notice under the Act of July 3, 1986 (P.L. 388, No. 84), known as the "Sunshine Act."
PUBLIC SANITARY SEWERA system operated by a public authority or authorities appointed by the Township or group of municipalities served by the system, with power to issue revenue bonds, construct such systems and operate them, as well as extensions built by others but dedicated to the authority to operate.
PUBLIC NOTICENotice 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 not be more than 30 days and the second publication shall not be less than seven days from the date of the hearing.
PUBLIC STREETA right-of-way dedication for public vehicular use which has been accepted for maintenance by the Township or the Commonwealth of Pennsylvania.
PUBLIC WATER SUPPLIERA person, corporation or public or private entity that owns or operates a public water system and is regulated by the Public Utilities Commission.
PUBLIC WATER SYSTEMA system which provides water to the public for human consumption which has at least two service connections or regularly serves two users, whether residential or nonresidential, daily at least 60 days out of the year. The term includes collection, treatment, storage and distribution facilities under control of the operator of the system and used in connection with the system. The term also includes wells or pretreatment storage facilities not under control of the operator which are used in connection with the system, and may include a system which provides water for bottling or bulk hauling for human consumption. Water for human consumption includes water that is used for drinking, bathing and showering, cooking, dishwashing or maintaining oral hygiene.
RECORDINGThe act of registering with the County Recorder of Deeds a subdivision or land development plan which has received final approval by the Township.
RECORDING DOCUMENTSThe final approved land development plan or subdivision plat and any restrictive covenants that are recorded by the owner/applicant after which he may commence development but only in compliance with such recorded plan.
RESTRICTIVE COVENANTA recorded private agreement legally binding successor owners of a property to certain conditions regarding use of the property stipulated by the original owner, such stipulations being more restrictive than these of other Township or commonwealth regulations, and enforceable for a set number of years after recording.
RETAINING WALLA wall at least four feet high on its exposed side designed by a registered professional engineer to contain the thrust of an earth embankment behind it.
RIGHT-OF-WAYA strip of land which has been dedicated for public or private use and provides access to private property abutting it, connecting with other rights-of-way to form a vehicular and pedestrian circulation network in the Township; also an easement across private property.
SEDIMENTATIONThe process by which wind and water scour material from the earth's surface and carry it into nearby streams, raising their level and reducing their water-carrying capacity.
SETBACK LINEAn imaginary line within a lot describing the limits within which building construction can occur, or any part of such line, as established by the front, side and rear yard depths for each zoning district. Certain building projections and uses of the lot may extend over the line according to the applicable provisions of the current Zoning Ordinance.
SIGHT DISTANCEThe minimum distance the driver of a vehicle can see, unencumbered by intervening buildings, structures, land forms or vegetation, to safely negotiate an intersection of streets, usually measured between 3 1/2 feet and eight inches above the road surface.
SITEAny plot or parcel of land or a part thereof or combination of contiguous lots or parcels of land.
SITE PLAN (LAND DEVELOPMENT PLAN)The proposed layout of a lot showing all elements of the site development as well as utility and drainage lines and existing buildings and structures to remain as depicted.
SKETCH PLANA plan showing general layout of uses, access and other development features on a site, for the purpose of informal review that carries no vested rights or obligations of any party.
SLOPE, STEEPThe deviation of a surface from the horizontal expressed in degrees or percent, in this case in excess of 25%.
SLOPE, TOE or TOPThe "toe" is the transitional area between the lower edge of a graded sloped surface and the adjacent horizontal ground; the "top" is the upper edge of the slope.
SOIL PERCOLATION TESTA procedure for measuring the ability of soil to absorb moisture as a basis for design in connection with on-lot sewage disposal, conducted by the Township Sewage Enforcement Officer.
STORM DRAINAGE SYSTEMAn arrangement of swales, conduits, underground pipes and/or impoundment basins designed to collect stormwater, control its flow and direct it to a stream or established drainageway.
STORMWATERPrecipitation falling upon the ground surface or falling upon improvements and carried to the ground surface.
STORMWATER MANAGEMENTThe process of controlling stormwater runoff from surfaces to prevent the rapid release of large volumes of water at high velocity that would damage lower properties through flash flooding, erosion or sediment deposition.
STREETIncludes street, 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.
STREET, COLLECTORA street that collects traffic from local streets and connects with minor or major arterials.
STREET, CUL-DE-SACA street with a single common ingress and egress and with a turnaround at the end.
STREET, LOCALA street designed to provide vehicular access to abutting property and to discourage through traffic.
STRUCTUREAny man-made object having an ascertainable stationary location on or in land or water, whether or not affixed to the land.
SUBDIVISIONThe 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 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.
SUBGRADEThe ground surface in a street right-of-way prepared to receive the street base course.
SUPERELEVATIONThe warping of the surface of a vehicular road on horizontal curves inwards towards the center of the curve in order to maximize the contact of a vehicle with the road surface and minimize the effects of centrifugal force.
SWALEA continuous depression across the land surface that carries stormwater from higher to lower elevations.
TANGENTA straight line in horizontal or vertical alignment connecting the ends of curves.
THROUGH TRAFFICTraffic that is passing through an area but has no origin or destination there.
TITLE BLOCKA box on a drawing containing specific information relative to a development required for review of the proposal.
TOPOGRAPHIC MAPA map delineating by contours the surface elevations of a land area.
TOWNHOUSE LOTA recorded lot designed with the minimum required area and dimensions to accommodate a townhouse structure and which may be further subdivided to accommodate individual dwelling units in the structure.
TOWNSHIP ENGINEERA professional engineer registered in Pennsylvania and retained by the Board of Supervisors to represent the Township in the review of development plans and proposed improvements and in the inspection of said improvements during construction and upon completion.
USEThe purpose for which land or a building is arranged, designed or intended, or for which either land or a building is or may be occupied or maintained.
UTILITYA service normally required for the successful functioning of a development, whether provided by a community or a public system or by a private company. Utilities include but are not limited to sanitary sewage and stormwater collection and disposal, water and gas supply, electric and telephone service and television cable.
WATER TABLEThe average level that water below the ground surface assumes.
WEARING COURSEIn asphaltic concrete paving, the top layer of surfacing which carries vehicular traffic.
YARDThe area of a lot between the property line and the parallel adjacent setback line within which buildings or any part of them cannot be placed.
ZONING DISTRICTA contiguous area of land on all parts of which the same uniform opportunities for development and regulatory standards apply.
ZONING ORDINANCEA body of legislation adopted by a municipality establishing districts throughout the municipality within each of which uniform land use regulations apply.