For the purpose of this chapter, certain terms and words used herein
shall be interpreted or defined as follows:
A.Â
Words used in the present tense shall include the future.
B.Â
Words used in the singular number shall include the plural.
C.Â
Words used in the plural number shall include the singular.
D.Â
The word "person" includes a corporation as well as an
individual or an association of individuals.
E.Â
The words "shall" and "will" are always mandatory.
F.Â
The word "may" is permissive.
For the purpose of this chapter, the following terms shall have the
meaning indicated, unless otherwise specifically stated. Words not defined
herein shall be observed and applied according to their generally accepted
dictionary definitions.
As used in Article XVII, Mobile Home Parks, any structural addition to the mobile home unit or mobile home lot that includes, but is not limited to awnings, cabanas, carports, Florida rooms, porches, storage cabinets and similar appurtenant structures.
[1]A minor right-of-way providing secondary vehicular access to the
side or rear of two or more properties.
As used in Article XVII, Mobile Home Parks, a landowner or developer who has filed an application for a mobile home park development.
[2]As used in Article XVII, Mobile Home Parks, a written request either preliminary or final, required to be filed and approved prior to the start of mobile home park development and which is complete in all respects as required by this chapter.
[3]An area bounded by streets, utility, railroad, public facility or
other rights-of-way; or easements or other definite barriers.
The line of that face of the building nearest the front line of the
lot at the street right-of-way line.
An independent and detached structure having a roof supported by
columns or walls, or resting on its own foundation, including but not limited
to principal structures, mobile homes, garages, greenhouses and other accessory
buildings.
A structure housing operational, office, recreational, park maintenance
and other permitted facilities built to conform to required local standards.
[4]That portion of the total street right-of-way surfaced or otherwise
prepared or meant for vehicular use. Width is determined from face of curb
to face of curb, or from one edge of driving surface to the other edge of
driving surface.
As used in Article XVII, Mobile Home Parks, written approval, in whatever form as issued by the Pennsylvania Department of Environmental Protection (DEP) and/or the governing body authorizing a developer to operate and maintain a mobile home park.
[5]An area of unobstructed vision at a street intersection defined by
lines of sight between points at a given distance from the intersection of
street lines.
An obligation defined by law or agreement, the violation of which
can be restrained by court action; these are usually stated in the deed. Private
covenants are not legally enforceable by the Township.
A street open to traffic and pedestrian access with one end permanently
terminated by a vehicular turnaround.
Any person, individual, firm, partnership, association, corporation,
estate trust or any other group acting as a unit, who makes or causes to be
made, a subdivision of land or a land development.
Any landowner, agent of such landowner, tenant or promoter of such
landowner, who makes or causes to be made a mobile home park.[6]
A building or portion thereof providing complete housekeeping facilities
for one individual or one family.
A grant by a property owner for the use of land which is given to
persons, corporations, or the public for purposes such as access, utility
placement or similar activities.
The Engineer for the Township as officially designated by the governing
body.
The removal of surface materials by action of natural elements.
[7]Any act by which earth, sand, gravel, rock or any other similar material
is dug into, cut, quarried, uncovered, removed, displaced, relocated or bulldozed
and any conditions resulting therefrom.
[8]As used in Article XVII, Mobile Home Parks, a mobile home park previously approved and granted permits by the authority of the Commonwealth of Pennsylvania and the Township and in actual operation as of the effective date of Article XVII, Mobile Home Parks.[9] Also, the term "existing park" shall mean those lots within an approved park that are completely developed, with all utilities installed and available for immediate use or occupancy as mobile home sites as of the effective date of Article XVII, Mobile Home Parks, or parks for which plans have been previously submitted to the Township and approved by all required governmental agencies prior to adoption of Article XVII, Mobile Home Parks.
[10]Earth, sand, gravel, rock or any other material that is placed, pushed,
dumped, pulled, transported or moved to a new location above the natural surface
of the ground or on top of a stripped surface and shall include the conditions
resulting therefrom. The difference in elevation between a point on the original
ground and a designated point of higher elevation on the final grade. The
material used to make a fill.
[11]A flat or low land area subject to inundation from a stream, river
or watercourse; and/or any area subject to the rapid accumulation of surface
waters from any source.
The front boundary line of a lot facing a street. The front of a
corner lot shall be considered: on the street that parallels the long dimension
of the block; on the street of highest use classification; or, on the basis
of orientation of the majority of other lots in the vicinity.
All putrescible wastes, except sewage and body wastes, including
animal and vegetable offal.
[12]The duly elected Board of Supervisors of the Township of Raccoon,
Beaver County, Pennsylvania.
The entire land area of a tract, as distinguished from net acreage.
The total mobile home park area contained within the perimeter boundaries
of the tract or parcel.
A strip of land equal to or less than 1/2 of the required rights-of-way
reserved or proposed for street purposes along the property line. (Half streets
are prohibited except to complete another half street.)
The legally designated health authority of the Commonwealth of Pennsylvania
(DEP) and the governing body.
[13]Those physical changes to the land necessary to produce usable and
desirable lots from raw acreage, including but not limited to: grading, paving,
curbs, gutters, storm sewers and drains, improvements to existing watercourses,
sidewalks, crosswalks, street signs, monuments, water supply facilities, sewage
disposal facilities and stormwater control facilities.
The improvement of one lot or two or more contiguous lots, tracts
or parcels of land for any purpose involving: a group of two or more residential
or nonresidential buildings, whether proposed initially or cumulatively, or
a single nonresidential building on a lot or lots regardless of the number
of occupants or tenure; 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; or, a subdivision of land.
The legal or beneficial owner or owners of land, including the holder
of an option or contract to purchase (whether or not such option or contract
is subject to any condition); a lessee if he is authorized under the lease
to exercise the rights of the landowner; or other persons having a proprietary
interest in land.
A tract or parcel of land designated for conveyance or transfer of
ownership, improvement or sale, whether immediate or future.
A lot, abutting two or more streets at their intersection, on which
the building line for all streets must be observed.
The mean horizontal distance between the front lot line and the rear
lot line.
A lot that has access to a public right-of-way from both the front
yard and back yard. Double frontage lots may be permitted only as a variance
due to unnecessary hardship or unique physical circumstances that are not
created by an appellant.
A lot abutting a public right-of-way along both the front and rear
yards, having access to only one of the public rights-of-way.
The total horizontal distance across the lot, between the side lot
lines, measured at the building line.
An orderly representation of future development plans for a parcel
which will be developed by phases over a period of time. This plan is not
binding and may be revised periodically as development plans change.
A transportable single-family dwelling intended for permanent occupancy,
an office, or a place of assembly, contained in one unit, or in two units
designed to be joined into one integral unit capable of again being separated
for repeated towing, that 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 transportable single-family dwelling structure designed and intended
for permanent occupancy, with a minimum body width of eight feet and a minimum
body length of 32 feet, built on a chassis for towing on its own running gear,
contained in one unit, or in two units designed to be joined into one integral
unit capable of later 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 for use without attachment to a permanent
foundation other than being secured to appropriate piers, tie-downs or similar
approved anchoring devices and structures.
A mobile home consisting of two sections combined horizontally at
the site that retain their individual chassis for possible future movement.
[14]A mobile home with one or more room sections that fold, collapse
or telescope into the principal unit when being transported and which can
be expanded at the site to provide additional living area.
[15]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 which is leased by the park owner for the exclusive
use of the occupant of the mobile home erected on the lot.
[16]Any contiguous parcel or tract of land under single ownership, used
or intended to be used for the placement of two or more mobile homes for nontransient
use, together with the required improvements and facilities upon the land,
whether or not consideration or rental is required for the use of the parcels
or facilities thereon. In no event shall any mobile home park contain a gross
site area of less than five contiguous acres of developable land.
[17]The plan layout for a mobile home park, whether preliminary or final.
[18]That part of an individual mobile home space that has been reserved
for the placement of a mobile home, including, but not limited to, any structure
on or appurtenant to a mobile home space that provides utility service connections
for a mobile home.
[19]A relaxation or change in the provisions of this chapter that is
granted by the governing body in cases where the developer can show, to the
satisfaction of the governing body, that the literal enforcement of the provisions
would exact undue hardship because of peculiar conditions pertaining to the
land in question.
A factory fabricated transportable building unit designed to be used
independently or incorporated with similar units into a modular structure
on a permanent foundation at a permanent building site.
[20]A survey reference point constructed and placed as specified in this
chapter.
The Township of Raccoon, Beaver County, Pennsylvania.
The total mobile home park area contained within the perimeter boundaries
of the tract or parcel, less the land set aside for street rights-of-way,
off-street parking areas and service buildings.
[21]A sanitary sewage collection system in which sewage is carried from
an individual lot or dwelling unit by a system of pipes to a central treatment
and disposal plant which may be publicly or privately owned and operated.
A potable water distribution system in which water is carried to
individual lots or dwelling units by a system of pipes from a central water
source located beyond the limits of the lot being served which may be publicly
or privately owned and operated.
A system of piping, tanks or other facilities serving only a single
lot and disposing of sewage in whole or in part into the soil or by a processing
system located on site.
A single system of piping, tanks or other facilities serving only
a single lot and obtaining the water either in whole or in part from a primary
source located within the limits of the lot being served.
An unoccupied and undeveloped space open to the sky.
For purposes of this chapter, off-street parking and loading areas
shall be defined as follows:
An outside surfaced courtyard or inner area having no roof.
As used in Article XVII, Mobile Home Parks, shall include written approvals, in whatever form, as issued by the Pennsylvania Department of Environmental Protection, and/or the Township governing body authorizing a person to operate and maintain a mobile home park.
[22]Any individual, firm, trust, partnership, public or private association
or corporation, or other entity.
[23]A complete and exact subdivision plan, prepared by a registered land
surveyor for official recording as required by statute, to delineate boundaries,
define property rights, proposed streets and all other improvements.
The Raccoon Township Planning Commission as duly appointed by the
local governing body.
A tentative subdivision plan of an entire tract, prepared by a registered
land surveyor, showing approximate street and lot layout, as a basis for consideration
and review prior to preparation of a final plan.
The map or plan of a subdivision or land development, whether preliminary
or final.
Within the terms of this chapter, public utility shall be defined
to include gas, electric, telephone, sewerage, water and communication cable
services.
Active. Those areas designated, developed and equipped for such organized
activities as swimming, basketball, volleyball, tennis, handball, badminton,
baseball, football, children's play areas and similar endeavors.
Passive. Those functional areas either landscaped or left in a natural
state for walking, sitting, nature study and other passive uses.
A vehicle with or without motor power that may be towed on the public
highways without a special hauling permit, or may be driven under its own
power, and is designed for human occupancy under transient circumstances such
as camping, travel, or other recreation, sometimes variously known as a "travel
trailer" or a "camping trailer." Such recreational vehicles shall not be used
as a dwelling in a mobile home park.
[25]The modification of a recorded subdivision, in whole or in part,
by a redesign of lots, size, area or street layout. (Such action requires
subdivision approval.)
Land reserved for use as a street, interior walk, or other public
purpose, and dedicated for public use; all must be recorded in the County
Recorder of Deeds office. For purposes of this chapter, public right-of-way
lines shall prevail over private parcel lines that are designated as falling
within the public right-of-way. When a lot abuts a right-of-way of a public
thoroughfare, all applicable lot area and lot requirements shall be computed
from the public right-of-way line.
The surface water discharge or rate of discharge of a given watershed
after a fall of rain or snow that does not enter the soil but runs off the
surface of the land.
[26]A dwelling made of two or more modular units factory fabricated and
transported to a permanent home site where they are put on a foundation and
joined to make a single house.
[27]The process by which mineral or organic matter is accumulated or
deposited by moving wind, water or gravity. Once this matter is deposited,
or remains suspended in water, it is usually referred to as "sediment."
[28]The minimum distance that a structure can be located from a right-of-way
or property line or another structure, thereby creating a required open space
on a lot.
The designated official of the Township who issues and reviews on-site
sewage permit applications and conducts such investigations and inspections
as are necessary to implement the Pennsylvania Sewage Facilities Act, as amended,[29] and the rules and regulations thereunder.
As used in Article XVII, Mobile Home Parks, consists of all pipes, fittings, and appurtenances from the drain outlet of the mobile home to the inlet of the corresponding sewer riser pipe.
[30]As used in Article XVII, Mobile Home Parks, that portion of the sewer lateral which extends vertical to the ground elevation and terminates at each mobile home lot.
[31]A plan to control the increase and concentration of run-off of stormwater
caused by land development or predeveloped conditions.
The following street classifications shall apply to all streets in
the Township:
EXPRESSWAYExpressways are limited access freeways that carry through traffic between major urban centers and to and from points outside of a region with no interference.
ARTERIALArterials carry major movements of traffic within or through the community.
COLLECTORCollectors carry the internal traffic movements within the Township and connect developed areas with the arterial system. The collector system simultaneously provides abutting property with road access and accommodates local internal traffic movements.
LOCALLocal streets provide access to immediately adjacent land.
PRIVATEAny vehicular way that is not dedicated as a public street.
The procedure applied to new or existing streets or streets under
construction, including but not limited to, resurfacing, regrading, drainage
improvement, pothole repair, dust prevention practices and snow removal.
The owner, or authorized agent of the owner, of the subdivision.
The division or redivision of a lot, tract or parcel of land by any
means into two or more lots, tracts, parcels or other divisions of land including
changes in existing lot lines for the purpose, whether immediate or future,
for lease, partition by the court for distribution to heirs or devisees, transfer
of ownership or building or lot development; provided, however, that the division
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.
Subdivisions developed along existing improved public thoroughfares
that require no additional streets or street openings or realignment of existing
streets; the division of existing vacant lots; and the division of lots containing
more than one principal structure for the purpose of transferring legal ownership
of lots or structures and the land on which they are situated, provided that
no new land development or new streets or realignment of existing streets
is involved.
A map showing ground elevations by contour lines, and the location
of important natural, man-made and other features.
The purpose or activity for which the land or building is designed,
arranged or intended; or for which it is occupied or maintained.
As used in Article XVII, Mobile Home Parks, consists of all pipes, fittings, and appurtenances from the water riser pipe to the water inlet pipe of the distribution system within the mobile home.
[32]As used in Article XVII, Mobile Home Parks, that portion of the water service pipe which extends vertically to the ground elevation and terminates at a designated spot at each mobile home lot.
[33]As used in Article XVII, Mobile Home Parks, consists of all pipes, fittings, valves and appurtenances from the water main of the park distributing system to the water outlet of the distribution system within the mobile home.
[34]A yard extending across the full width of the lot, unoccupied other
than by steps, walks, terraces, driveways, lamp posts and similar improvements,
the depth of which is the least distance between the front lot line at the
right-of-way line and the building line.
A yard extending across the full width of the lot between the rear
of the principal building and the rear lot line, unoccupied other than by
steps, walks, terraces, driveways, lamp posts and similar improvements.
A yard between the principal structure and the side lot line, extending
from the front yard, or from the front line where no front yard is required,
to the rear yard. The width of the required side yard is measured horizontally
at 90º with the side lot line, from the nearest part of the principal
building.
[29]
Editor's Note: See 35 P.S. 750.1 et seq.
