For the purposes of this chapter, the following words,
terms and phrases have the meaning indicated herein:
ABUTTING OWNER
The owner of record of a parcel of land which is contiguous,
at any point, to the parcel to be subdivided and/or developed or which
has frontage on a common road or street (public or private) across
from the parcel to be subdivided and/or developed.
ACCELERATED EROSION
Removal of the surface of the land through the combined action
of man's activities and natural processes at a rate greater than would
occur from natural processes alone.
ACCELERATION LANE
An added roadway lane which permits integration and merging
of slower moving vehicles into lanes of the main vehicular flow.
ACCEPTABLE OUTFALL
The point where stormwater can be released to a channel or
other body of water without causing erosion to or sedimentation of
the receiving channel or other body of water. The outlet shall include
structural and vegetative measures to assure nonerosive velocities
or rates of flow.
ACCESS
A way or means of approach to provide physical ingress to
and egress from a parcel, tract or other lot.
ACCESSORY BUILDING
A building subordinate to the principal permitted building
on a lot and used for purposes customarily incidental to those of
such principal building.
ACCESSORY USE
A use conducted on the same lot as a principal permitted
use to which it is related and which is located either within the
same structure(s) or in an accessory building or structure. A use
which is clearly incidental to, and customarily found in connection
with, a particular principal permitted use.
ADVERSE EFFECTS
Results contributing to a harmful or degraded condition and/or
producing an unfavorable outcome.
AGENT
Any person or entity, other than the landowner or developer,
who, acting upon written authority for the landowner or developer,
files subdivision and/or land development plans with the Township
for the purpose of obtaining approval thereof.
AGRICULTURE
The cultivating of the soil, the raising of livestock and
poultry and the harvesting of the products of the soil, including
horticulture and forestry, but excluding commercial greenhouses.
ALLEY
A right-of-way providing secondary vehicular access to the
side or rear of two or more lots.
ALTERATION
Any change in the exterior or structural portions of a building;
any change to or in a building which would alter its use classification;
or any change which would substantially alter an existing sewage system,
traffic condition or other infrastructure element.
ALTERNATIVES
Choices between or among two or more plans, layouts, approaches,
solutions and/or outcomes.
ANTECEDENT CONDITIONS
Specified characteristics of the land surface (e.g., meadow)
prior to a proposed disturbance or prior to a rainfall event (e.g.,
amount of moisture in the soil); the basis for calculating increases
in runoff attributable to the disturbance or storms which must be
controlled.
APPLICANT
A landowner or developer who has filed an application for
subdivision and/or land development, as hereinafter defined, including
his heirs, successors, assigns and grantees.
APPLICATION FORM
A form available from the Township Secretary (included in
the Appendix of this chapter) which is to be used to provide information to aid in
the review of a subdivision and/or land development plan and for general
administrative purposes.
APPLICATION FOR SUBDIVISION AND/OR LAND DEVELOPMENT
The action taken to complete, sign and file the application
form as therein provided and as provided by this chapter, which shall
also include the filing of the number and type of plans, documents
and other submissions required by this chapter for the review and/or
approval of a preliminary plan and thereafter a final plan, and the
necessary fees in accordance with the prevailing application fees;
an application, whether preliminary or final, required to be filed
and approved prior to the conveyance or other transfer of lots and/or
the commencement of construction and development, including an application
for the approval of a subdivision plat or plan and an application
for the approval of a development plan. No application shall be complete,
considered filed or considered as accepted by the Township until all
of the foregoing requirements have been fulfilled.
ARCHITECT
A person duly registered by the Commonwealth of Pennsylvania
to practice architecture.
BENEFICIAL EFFECTS
Results contributing to an improvement in condition and/or
producing a favorable outcome.
BERM
A mound of earth which serves purposes such as directing
the flow of surface water runoff, preventing soil erosion or supporting
plant materials to aid in screening.
BIOLOGICAL RESOURCES
Characteristics of the natural environment manifest in its
flora and fauna. The disposition of these characteristics is typically
expressed in vegetation and/or wildlife units such as: tree, woodland
or forest stands and related understory and ground cover growth; and
aquatic and terrestrial wildlife and/or their habitats.
BLOCK
A developed area bounded by three or more streets.
BUILDABLE AREA
The area of a lot remaining after the minimum yard and setback requirements of Chapter
135, Zoning, have been met within which a principal permitted building shall be located. Such setback requirements include yard setback and setbacks from flood hazard and flood fringe areas, and such features as areas of steep slope and very steep slope, and easements. Where a buildable area is shown on a plan as extending into a flood hazard district, a steep slope area, or any other area which may involve a conditional use or special exception, those portions of the buildable area extending into any such areas shall be delineated, depicted, and otherwise noted on all plans in an accurate and conspicuous manner to disclose the specific uses which may occur in such areas.
BUILDER
A person, who is not necessarily the owner of the land or
agent of the same, who by contract or other agreement is charged with
the responsibility of construction of buildings or other structures,
or of making any construction improvements on any parcel of land.
BUILDING
Any structure having a roof supported by walls or columns
and intended for the shelter, housing or enclosure of any individual,
animal, process, equipment, goods or materials of any kind or nature.
BUILDING COVERAGE
The relation of the total ground floor area of all buildings
on a lot to the lot area on which they are located.
BUILDING LINE
The line which establishes the minimum depth of front yard
for the particular district as measured from the street line.
BUILDING PERMIT
A document issued by the Township granting permission for
the construction, repair, alteration of, or addition to a structure.
BUILDING, PRINCIPAL
A building in which is conducted the principal permitted
use of the lot on which it is situated.
CALIPER
The diameter of a tree trunk measured at a point 4 1/2 feet
from the ground surface at the center of the base of the tree.
CAPPED SEWERS
Sanitary sewage facilities which are installed and capped
where existing sanitary sewer facilities are not accessible and available,
but are proposed in the official Sewage Facilities Plan of the Township.
Such facilities shall include sanitary sewers, force mains, pumping
stations, and all other appurtenances necessary to serve the entire
subdivision and/or land development.
CARTWAY
That area of a road or other street within which vehicles
are permitted including travel lanes but not including shoulders,
curbs, gutters, sidewalks or drainage swales.
CATCH BASIN
An inlet designed to intercept and redirect surface waters.
CHANNEL
An area which conveys the normal continuous or intermittent
flow of water.
CLEAR SIGHT DISTANCE
The required length of a line of unobstructed vision from
a point 4 1/2 feet above the center line of a street to the nearest
point at the top of an object four inches high on the same center
line and to another object 4 1/2 feet high on the same center line.
CLEAR SIGHT TRIANGLE
An area of unobstructed vision at street intersections defined
by lines of sight between points at a given distance from the intersection
of street center lines.
COMMUNITY FACILITIES
The services which provide for various community health,
education, safety, leisure, and like needs and the locations at which
these services are provided. Typical community facilities include
schools, parks and recreation areas, libraries, hospitals and other
health-care facilities, fire protection, police, ambulance and rescue
service and postal services.
COMMUNITY ON-LOT OR ON-SITE SEWAGE DISPOSAL SYSTEM
A system of sanitary sewage disposal structures which serve
more than one lot or one building which along with its appurtenant
facilities is administered and maintained by an organization or other
entity having the right and obligation to operate such system in accordance
with federal, state, county and Township regulations.
COMMUNITY WATER SUPPLY SYSTEM
A well or series thereof with facilities serving more than
one lot or one building, which along with its appurtenant facilities
is administered and/or maintained by such organizations as a homeowners'
association or other entity having the right or obligation to administer
and/or maintain same in accordance with federal, state, county and
Township regulations.
COMPREHENSIVE PLAN
The Chadds Ford Township Comprehensive Plan, as adopted and
updated from time to time, including maps, tables and text which constitute
a policy guide for decisions regarding land use, circulation, community
facilities and utilities in the Township.
CONDITIONAL USE
A use which is not appropriate to a particular zoning district as a whole, but which may be suitable in certain locations within the district only when specific conditions and factors prescribed for such cases within Chapter
135, Zoning, are present. Conditional uses and applications for permits therefor are allowed or denied by the Board of Supervisors after recommendations are provided by the Planning Commission in conjunction with subdivision and/or land development plans and applications, unless no subdivision and/or land development application is filed as to the tract on which a conditional use is proposed, in which case they are allowed or denied by the Board of Supervisors after recommendations are provided by the Planning Commission.
CONDOMINIUM
A building or group of buildings in which units are owned
individually, and the structure, common areas and facilities are owned
by all of the owners on a proportional, undivided basis, all of which
shall be owned and operated under the Pennsylvania Unit Property Act
of 1963, as amended.
CONSERVATION PLAN
A plan filed as and forming a part of the preliminary plan
and the final plan detailing the measures to be taken by the landowner
or developer for the purposes of the protection of watercourses, notable
trees and other important natural features and for the control of
grading, soil erosion and sedimentation, and stormwater management.
CONSTRUCTION
Any disturbance of the land or the erection of structures
thereon, including the cutting of trees or clearing of brush, provided,
however, that staking or the clearing for survey lines, or performing
engineering or other scientific tests to obtain data, shall not be
deemed as construction.
CONTINUOUS VISUAL BUFFER
A visually impenetrable screen created through the effective
use of plant materials, fencing, walls and/or earthen berms.
CONTOUR
An invisible line on the surface of the earth along which
all points are at the same elevation above sea level. Such lines are
represented on maps relative to data furnished by such agencies as
the U.S. Geological Survey (U.S.G.S.) or other organizations duly
certified to produce such information.
CUL-DE-SAC
A street having vehicular access to and from another street
at one end and terminating in a vehicular turnaround at the other
end.
CULTURAL ENVIRONMENT
A representation of man's influence on land and/or water
through the use, organization, adornment and maintenance of property
and structures.
CULVERT
A structure designed to convey water under a street or pedestrian
walk.
CURB
A stone or concrete boundary marking the edge of the cartway
or paved area.
CUT
A portion of land or other area from which earth has been
removed or will be removed by excavation; or the depth below the original
ground surface or excavated surface.
DATE OF FILING
The date on which a complete application for subdivision
and/or land development, as herein defined, has been submitted to
the Township Secretary and accepted by the Township.
DATUM
A reference point from which elevations are measured. The
standard datum is sea level as established by the U.S. Geological
Survey (U.S.G.S.).
DECELERATION LANE
An added roadway lane that permits vehicles to slow down
and leave the main vehicular flow.
DEDICATION
A gift or other donation of property by the owner thereof
to the Township or other entity.
DEED
A legal document conveying an estate or other right, title
or interest in property.
DETENTION BASIN
A structure designed, built and used to retard surface water
runoff for a period of time sufficient to cause the deposition of
sediment and to reduce the velocity and volume of surface flows leaving
a site.
DEVELOPER
Any landowner, equitable owner, or authorized agent of such
landowner who makes or causes to be made a subdivision of land or
a land development.
DEVELOPMENT
The division of a parcel of land into two or more lots; the
construction, reconstruction, conversion, structural alteration, relocation
or enlargement of any structure; any mining, excavation, landfill
or land disturbance; any use or extension of the use of land.
DITCH
A small drainage channel.
DRAINAGE
A system for conveying surface water or groundwater from
the land by facilities or structures which serve to control or otherwise
manage runoff and minimize sedimentation and soil erosion during and
after construction or development.
DRAINAGE EASEMENT
A right-of-way granted to use private land to facilitate
the flow of water as deemed necessary by the Township within which
the owner shall erect no permanent structures but may use the land
in any other way not inconsistent with the grantee's rights.
DRAINAGE FACILITY
Any trench, ditch, swale, gutter, pipe, culvert, storm sewer
or other similar depression or structure designed, intended or constructed
for the purpose of diverting surface water or conveying surface water
or groundwater from a subdivision, land development area or contiguous
areas.
DRAINAGE PLAN
A plan which depicts existing and proposed drainage as required
by this chapter.
DRAINAGEWAY
Any watercourse or trench, ditch, swale, gutter, pipe, culvert,
storm sewer or other similar depression or structure in which water
flows in a definite direction either continuously or intermittently
and has a definite channel, bed and banks, and includes any area adjacent
thereto subject to inundation by reason of overflow.
DRIVEWAY
An individual or shared portion of a lot which provides access
for vehicles to a parking space, garage, dwelling or other structure
from a street.
DRYWELL
A covered pit with open jointed lining through which water
from roofs, basement floors or areaways may seep or leech into the
surrounding soil.
DWELLING
A building designed for and occupied exclusively for residential
purposes, including a mobile home.
DWELLING UNIT
A building, or portion thereof, providing complete housekeeping
facilities for one family.
EARTHMOVING ACTIVITY
Land disturbance activity resulting in the movement of earth
or stripping of vegetative cover from the earth.
EASEMENT
A right, privilege or other interest granted or reserved
for the use of land for a particular purpose.
ECONOMIC AND FISCAL CHARACTERISTICS
Characteristics related to the expenditures and revenues
in conjunction with the management of income of a household, private
business, community, association and/or government.
ELEVATION
A vertical distance above or below a fixed reference level;
or a scale drawing of the front, rear or side of a building.
END LINE
The line which represents the termination area of a shared
driveway.
ENGINEER
A person duly registered by the Commonwealth of Pennsylvania
to practice professional engineering.
ENLARGEMENT
An addition to the floor area of an existing building, an
increase in size of another existing structure or an increase in that
portion of a tract of land occupied by an existing use.
ENVIRONMENT
The conditions, resources and/or characteristics which exist
within and surround the area to be affected by a proposed subdivision
and/or land development including: natural elements such as land,
water, air, minerals, natural flora and natural fauna; and man-made
components such as objects of historic or aesthetic significance,
infrastructure, and man-related attributes of a social and economic
nature.
ENVIRONMENTAL IMPACT ASSESSMENT REPORT
An assessment which objectively describes, analyzes and documents both the beneficial and adverse environmental effects of a proposed subdivision and/or land development and the measures to be undertaken to mitigate adverse effects in accordance with the provisions set forth in this chapter and Chapter
135, Zoning.
EXCAVATION
Removal or recovery by any means whatsoever of soil, rock,
minerals, mineral substances or organic substances other than vegetation
from water or land or beneath the surface thereof, whether exposed
or submerged.
FILL
Material such as sand, gravel, earth and other suitable and
approved composition; or any act by which earth, sand, gravel, rock
or any other material is placed, pushed, dumped, pulled, transported,
or moved to a new location above the natural surface of the ground
or on top of a stripped or otherwise cut surface.
FLOOD FRINGE AREA
An area which contains soils subject to flooding as mapped
by the U.S.D.A. Soil Conservation Service. Such areas are located
primarily adjacent to a flood hazard area.
FLOOD HAZARD AREA
An area which is comprised by the Special Flood Hazard Area
defined by the U.S. Department of Housing and Urban Development, Federal
Insurance Administration, as shown as the Floodplain Conservation
District on the Chadds Ford Township Zoning Map, and in accordance with Act 166, as amended, a setback
of 50 feet from the banks of any watercourse.
FLOODING
A general or temporary condition of partial or complete inundation
of areas from the overflow of inland waters and/or the unusual and
rapid accumulation of water on or under the ground.
FLOODPLAIN
Any land area susceptible to flooding from any source.
FORESTED AREAS
Those areas of extensive vegetation in which the dominant
plants are trees that are indigenous to the area.
GARAGE, PRIVATE
An accessory building or part of a principal permitted building
used for the storage of motor vehicles owned and used by the owner
or tenant of such principal permitted building.
GRADE
The slope of a street, road, or other installation expressed
as a percent; or the elevation of existing, finished or proposed conditions
as hereinafter defined.
GRADE, EXISTING
The elevation, relative to a given datum, of the ground surface
prior to any excavation, cut or fill.
GRADE, FINISHED
The elevation, relative to a given datum, of the ground surface
after completion of any excavation, cut or fill.
GRADE, PROPOSED
The elevation, relative to a given datum, of the ground surface
proposed to be achieved by excavation, cut or fill.
GRADING
The changing of the surface of the ground by cutting, filling
or excavation, including land in its cut or filled condition.
GROUNDWATER RECHARGE
Replenishment of geologic structures and rock or soil interstices
which have the capacity to store water, or permit the transfer of
water to a geologic storage area.
GUARANTEE, COMPLETION
The financial security that may be accepted by the Township
as a guarantee that improvements required as part of an application
for subdivision and/or land development are completed to the satisfaction
of the Township. Such financial security shall include, but is not
limited to, performance bonds, federal or commonwealth chartered lending
institution irrevocable letters of credit, and restrictive or escrow
accounts in such lending institutions.
GUARANTEE, MAINTENANCE
The financial security that may be accepted by the Township
as a guarantee that improvements required as part of an application
for subdivision and/or land development will be in first class condition,
state of repair and working order for a specific period of time. Such
financial security shall be similar to that accepted for a completion
guarantee.
GUTTER
That portion within a street right-of-way, outside the cartway,
designed for surface drainage, whether paved or otherwise.
HISTORIC RESOURCES
Sites, areas, structures, trails and/or routes which are
valued due to their significance as example and/or locations of events,
customs, skills and/or arts of the past, including those having a
present significance.
IMPACT
The power of an event to produce changes in a condition.
In the context of impact exerted on the environment, changes which
affect the existing conditions and/or quality are of greatest concern.
IMPERVIOUS SURFACE
A surface which has materials that do not normally absorb
rainfall or surface water, such as buildings, paved parking areas,
paved walks and similar surfaces.
IMPOUNDMENT
A body of water, such as a pond, detention or retention basin,
confined by a headwall, dike, floodgate or other barrier, in the nature
of a dam.
IMPROVEMENTS
Physical additions and changes to land such as grading, paving,
curbing, fire hydrants, water mains, sanitary sewers, capped sewers,
storm sewers, storm drains, catch basins, culverts, sidewalks, monuments,
crosswalks, bridges, earthworks, street lights, wells, on-site sewage
disposal systems, street trees and other plantings, and other structures
that may be necessary to produce usable and desirable land development.
IMPROVEMENTS AGREEMENT
A list of improvements approved by the Township which the
landowner or developer agrees to install as a prerequisite to final
plan approval.
INFILTRATION STRUCTURE
A structure designed to direct the flow of rain into storage
in geologic structures, e.g., French drains, seepage beds, seepage
trenches, and the like.
INFRASTRUCTURE
The basic installations and facilities on which the continuance
and growth of a community depend, such as roads, schools, electrical
transmission facilities, transportation and communication systems.
INTERIOR LOT
Any lot which only has access to a street by an easement
or right-of-way such as a shared driveway and may be characterized
as "landlocked" in that said lot does not front on a dedicated street;
any lot which has limited frontage to a dedicated street by virtue
of being a flag-shaped lot.
INVERT
The lowest visible surface of a drainage conduit or channel.
LAND DEVELOPMENT[Amended 1-6-1992 by Ord. No.
65B]
Any of the following activities:
(1)
The improvement of one lot or two or more contiguous
lots or tracts 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;
(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;
LANDOWNER
The record holder of legal title to land; the rightful 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
expressly under the lease to exercise the rights of the owner, of
the land which is the subject of an application for subdivision and/or
land development.
LAND PLANNER
A person who is recognized as a certified planner by the
American Institute of Certified Planners, an Institute of the American
Planning Association.
LANDSCAPE ARCHITECT
A person duly registered by the Commonwealth of Pennsylvania
to practice landscape architecture.
LAND USE
The use for which land is used, arranged and the like typically
expressed in terms of the type of activity or development which exists,
such as agricultural, residential, commercial, industrial, institutional,
recreational, municipal and the like, whether such use is principal
or accessory.
LOAD BEARING FILL
Any facility, earthwork or fill placed in a controlled manner
and compacted to support structural foundations and the buildings
and other structures thereon, vehicular traffic or improvements in
accordance with the highest standards of professional engineering.
LONG-TERM EFFECTS
Results which are manifest for, or extending over, a long
period of time.
LOT
A designated parcel, tract or area of land established by a plat or otherwise as permitted by law and to be used, developed or built upon as a unit and which conforms to the provisions of this chapter, Chapter
135, Zoning, and all other Township ordinances, codes, regulations, plans and maps.
[Amended 1-6-1992 by Ord. No. 65B]
LOT AREA
The total area within the lot lines of a lot, excluding any
street rights-of-way.
LOT, CORNER
A lot or parcel of land abutting upon two or more streets
including shared driveways at their intersection, or upon two parts
of the same street including shared driveways forming an interior
angle of less than 135°.
LOT LINE
A property boundary line of any lot held in single and separate
ownership. In the case of any lot abutting a street including shared
driveways, the lot line for such portion of the lot as abuts such
street including shared driveways shall be deemed to be the same as
the street line, and shall not be the center line of the street, or
any other line within the street line.
LOT LINE, FRONT
The lot line abutting a street including shared driveways
and coinciding with the street line. In the case of a corner lot,
whichever street abutting lot line is elected by the landowner or
developer when filing any application for subdivision and/or land
development subject to the approval of the Township Engineer and the
Planning Commission may be deemed the front lot line. In the case
of an interior lot, the landowner or developer when filing any application
for subdivision and/or land development may select the front lot line
subject to the approval of the Township Engineer and the Planning
Commission. The foregoing election does not apply in the case of a
street which is a shared driveway.
LOT LINE, REAR
A lot line opposite and most distant from the front lot line.
If the rear lot line is less than 10 feet in length, or if the lot
forms a point at the rear, the rear lot line shall be deemed to be
a line 10 feet in length within the lot, between the side lot lines,
parallel to and at the maximum distance from the front lot line.
LOT WIDTH
The horizontal distance between the side lot lines measured
at a right angle to its depth along a straight line parallel to the
front lot line at the minimum required yard setback line.
MARKER
An iron pipe or steel bar 3/4 of an inch in diameter, and
30 inches in length.
METES AND BOUNDS
A method of describing the boundaries of land by directions
or bearings and distances from a known point of reference, including
the content of the land and each lot in square feet and acres and
fractions thereof.
MITIGATION
The act of precluding a potentially adverse effect and/or
making a potentially adverse effect less severe through measures which
will improve a condition and/or lessen the impact.
MONUMENT
A permanent marker of stone or concrete, set to mark a boundary
or a control point in a survey which shall be six inches square by
30 inches in length, on top of which is permanently inscribed a center
mark.
NATURAL ENVIRONMENT
A composition of land, water and/or air represented by its
inherent physical and biological resources.
NOTABLE TREES
Trees of twelve-inch caliper or greater which are indigenous
to the Township.
OCCUPANCY PERMIT
A document issued by the Township Code Enforcement Officer
allowing the occupancy or other use of a permitted building or other
structure and certifying that the building or other structure and
the use thereof has been constructed and will be used in compliance
with all applicable Township ordinances, codes, regulations, plans
and maps, as amended from time to time.
OFFICIAL MAP
A legally adopted map that conclusively shows the location
of such features as existing and proposed public streets, watercourses
and public grounds.
OFFICIAL SEWAGE FACILITIES PLAN
The plan adopted by the Township and approved by the Pennsylvania
Department of Environmental Protection which sets forth recommendations
for the provision of adequate sewage systems in the Township in accordance
with the Pennsylvania Sewage Facilities Act, Act 537.
ON-SITE SEWAGE DISPOSAL
A single system of piping, a septic tank or other approved
facility serving a single lot and collecting and disposing of sewage
in whole or in part into the soil through a septic tank filter field.
ON-SITE WATER SUPPLY
An individual well serving one lot and/or a water supply
on a lot occupied or to be occupied and serving permitted buildings.
PARKING SPACE
A reasonably level space, available for the parking of one motor vehicle, of the size required in Chapter
135, Zoning. A parking space shall include either covered garage space or uncovered parking lot space located off the street right-of-way.
PEAK DISCHARGE
The maximum rate of flow of water at a given point and time
resulting from a predetermined storm.
PERMEABLE
Porous to water or to other liquids.
PHYSICAL RESOURCES
Characteristics of the natural environment manifest in its
landforms, soils, geological structure of surface and/or subsurface
rock, minerals, natural bodies of water and/or man-made impoundments,
watercourses, groundwater and the like. The disposition of these characteristics
is typically expressed in physiographic, topographic and/or hydrologic
units, such as rock formations, slopes, elevations, soil types, watersheds,
surface water types, wetlands, floodplains, aquifers or aquifer recharge
areas and the like.
PLAN
A draft, diagram or drawing or set thereof showing the present and proposed physical features of and improvement to land and the proposed development thereto; see also Article
IV for classification and requirements of plans. The term "plan" includes profiles, cross-sections and the like.
PLAN, AS BUILT
A plan prepared by a surveyor or engineer showing dimensions
and locations of all improvements as actually constructed.
PLAN, FINAL
A subdivision plan and/or land development plan prepared for official recording purposes depicting all features required in §§
110-19 and
110-20 herein and all plans, documents and submissions required therein.
PLAN, IMPROVEMENT CONSTRUCTION
A plan prepared by an engineer, architect, or landscape architect
showing the construction details of streets, drains, sewers, bridges,
culverts and other improvements as required by this chapter, and shall
include horizontal plans, profiles and cross-sections.
PLAN, LAND DEVELOPMENT
A sketch, preliminary or final plan including written and
graphic documentation showing the provision for development of a subject
tract when plans of subdivision would not be applicable.
PLANNED RESIDENTIAL DEVELOPMENT
An area of land, controlled by a landowner, to be developed as a single entity for a number of dwellings and a minimum percentage of open space in accordance with the requirements for planned residential development of Chapter
135, Zoning.
PLANNING COMMISSION SECRETARY
An individual duly appointed by the Board of Supervisors
who serves as the Secretary for the Township Planning Commission.
PLANNING CONSULTANT
A certified planner, recognized as such by the American Institute
of Certified Planners, an Institute of the American Planning Association,
who provides technical assistance to the Township in matters such
as subdivision and/or land development.
PLAN, PRELIMINARY
A subdivision and/or land development plan filed as a basis for consideration and approval prior to preparation of a final plan depicting all features required in §
110-19 herein including an improvements construction plan, conservation plan and all other plans, documents and submissions required therein.
PLAN, PROFILE
A plan prepared by an engineer, architect or landscape architect,
showing the vertical section of the existing grade and proposed grade
along the center line of any proposed street and any street appurtenances
to be constructed or installed, which must include cross-sections
of the street and other improvements construction.
PLAN, RECORD
A final plan prepared for recording by an engineer, architect,
landscape architect or surveyor, showing the ultimate width of streets,
the lot lines, easements and any other relevant information pertaining
to a subdivision and/or land development as required by this chapter.
PLAN, SKETCH
A schematic plan, not necessarily to exact scale, indicating
topographic, vegetative and other salient existing features of a tract
and its surroundings and the general layout of the proposed subdivision
and/or land development in sufficient detail to allow for disclosure
of all significant review matters prior to the filing of a preliminary
plan for a proposed subdivision and/or land development.
PLANTING, SCREEN
A planting strip of a specified width and height comprised
of required plantings which create or provide a continuous visual
buffer.
PLANTING STRIP
A strip of land lying between the curbline, or edge of the cartway, and the sidewalk or walkway, and any area requiring a planting screen as specified in this chapter, Chapter
135, Zoning, or any other Township ordinances, codes, regulations, plans and maps.
PLAT
A map representing a tract of land, showing the boundaries
and location of individual properties and streets. A map or plan of
a subdivision or land development, whether preliminary or final.
POND
A natural or artificial body of water which retains water
on a year-round basis and is less than two acres in size. (The shoreline
of a pond shall be measured from the spillway crest elevation rather
than the permanent pool elevation should there be a difference in
the two elevations.)
PRIMARY EFFECTS
Results of direct nature which have a principal influence
on a particular condition or state.
PRIVATE SEWAGE DISPOSAL SYSTEM
An on-site or off-site system in which sewage is collected,
conveyed, treated and disposed by means: approved by the Pennsylvania
Department of Environmental Protection; in accordance with the Township's
Sewage Facilities Plan; and administered, operated and maintained
by an approved homeowners' association or other private entity.
PUBLIC NOTICE
Notice published once each week for two successive weeks
in a newspaper of general circulation in the Township. Such notice
shall state the time and place of the hearing and the particular nature
of the matter to be considered at the hearing. The first publication
shall be not more than 30 days and the second publication shall not
be less than seven days from the date of the hearing.
[Amended 1-6-1992 by Ord. No. 65B]
PUBLIC SEWER (PUBLIC SEWERAGE SYSTEM)
An off-site system in which sewerage is collected, conveyed,
treated and disposed by means: approved by the Pennsylvania Department
of Environmental Protection; in accordance with a Sewage Facilities
Plan approved by the Township; and administered, operated and maintained
by a governmental agency, authority, or commission.
PUBLIC WATER (PUBLIC WATER SYSTEM)
An off-site system in which water is distributed and supplied
by means: approved by the state and Township; and administered, operated
and maintained by an organization which is regulated by a governmental
agency, authority or commission.
RESTRICTION
A limitation on property which may be created in a deed,
lease, mortgage, through certain zoning, subdivision or other Township
codes, ordinances, regulations, plans or maps or conditions of approval
of an application for subdivision and/or land development.
RESUBDIVISION
The further division of lots or the relocation of lot lines
of any lot or lots within a subdivision previously made and approved
or recorded; or the alteration of any streets or the establishment
of any new streets within any such subdivision. "Resubdivision" does
not include conveyances made so as to combine entire existing lots
by deed or other instrument.
RETENTION BASIN
A reservoir, formed from soil or other material, which is
designed to retain permanently a certain amount of stormwater from
a catchment area and which also may be designed to detain temporarily
additional stormwater runoff from the catchment area. Retention basins
also may receive fresh water from year-round streams. Retention basins
always contain water, and thus may be considered man-made lakes or
ponds.
REUSE
A use for an existing building or parcel or lot of land other
than the use for which it was originally intended or made.
REVIEW
An examination of the sketch, preliminary and/or final plan
by the Township Planning Commission, Township Engineer, planning consultant,
other Township officials, representatives and bodies and the Board
of Supervisors to determine compliance with this chapter and its regulations,
design standards and all other Township ordinances, codes, regulations,
plans or maps.
RIGHT-OF-WAY
A strip of land granted or reserved for public or private
use.
SANITARY SEWAGE
Any liquid waste containing animal or vegetable matter in
suspension or solution, or the water-carried waste resulting from
the discharge of water closets, laundry tubs, washing machines, sinks,
dishwashers, or any other source of water-carried waste of human origin.
SCALE
The relationship between distances on a map and the actual
ground distances.
SCREENING
The use of plant materials, fencing, walls and/or earthen
berms, or combinations thereof, to aid in the concealment of such
features as parking areas and vehicles within them, and to provide
privacy between two or more different land uses or activities; a visual
and/or sound buffer or other barrier.
SECONDARY EFFECTS
Results of an indirect nature which have an influence on
a particular condition or state derived from a primary effect.
SEDIMENT
Deposited silt or other matter that is being or has been
moved from its site of origin by water or other means of erosion.
SEPTIC SYSTEM
An underground system with a septic tank and filter field
used for the decomposition of domestic wastes and its safe disposal.
SEPTIC TANK
A watertight receptacle that receives the discharge of sewage
from a building, sewer or part thereof, and is designed and constructed
so as to permit settling of solids from this liquid, digestion of
the organic matter, and discharge of the liquid portion into a disposal
area.
SEPTIC TANK FILTER FIELD
A system of open jointed pipes intended to distribute septic
tank effluent into the ground for absorption and evaporation.
SERVICE ROAD
A separate and subordinate cartway abutting or within the
right-of-way of a street which is parallel to and connected at controlled
intervals with the principal cartway, and which serves as the means
of access to abutting lots.
SETBACK AREA
The area to be designated, delineated, depicted and otherwise
noted on any plan as separating buildings or groups of buildings,
or the area separating parking areas from loading zones from buildings
and groups of buildings or the lines of the buildable areas and the
lot lines. Setback areas also include the area separating a building
or a group of buildings or their parking areas from the street line
and other lines.
SEWAGE
The total of organic waste and waste water generated by residential,
industrial, commercial, institutional or other establishments.
SEWER
Any pipe or conduit used to collect and carry away sewage
or stormwater runoff from the generating source of origin to treatment
plants and to a receiving stream or other drainage way.
SEWERAGE
All effluent carried by sewers whether it is sanitary sewage,
residential, commercial or industrial wastes or stormwater runoff;
or the entire system of sewage collection, conveyance, treatment and
disposal.
SEWERED AREA
That portion of the Township designated in the official Sewage
Facilities Plan in which there is, or may be, constructed a public
sewer system.
SHADE TREE
A woody plant, usually deciduous, which normally grows with
one main trunk to a height in excess of 40 feet and has a canopy which
screens and filters, the sun in the summer, and winter, respectively.
SHORT-TERM EFFECTS
Results which are manifest for, or extending over, a short
period of time.
SILT
Finely divided particles of soil or rock, often carried in
cloudy suspension in water and eventually deposited as sediment.
SITE
A tract or parcel of land or combination of contiguous lots
on a tract which form an area for a development project.
SITE PLAN
Any plan for a subdivision or a land development, whether
sketch, preliminary, tentative, or final; any plan prepared for an
application for a conditional use or special exception; or any plan
prepared for the purpose of obtaining a building permit, grading permit
or any other permit.
SLOPE, STEEP
Those areas of land which are characterized by a change in
elevation of 15% up to 25% based on three consecutive two-foot contours,
which is six cumulative vertical feet of grade change.
[Amended 12-14-2009 by Ord. N. 122; 10-8-2015 by Ord. No. 141]
SLOPE, VERY STEEP
Those areas of land which are characterized by a change in
elevation in excess of 25% based on three consecutive two-foot contours,
which is six cumulative vertical feet of grade change.
[Amended 10-8-2015 by Ord. No. 141]
SOIL EROSION
The detachment and movement of soil or rock fragments, or
the wearing away of the land surface by water, wind, and ice.
SOIL PERCOLATION TEST
A field test in accordance with criteria of the Pennsylvania
Department of Environmental Protection and the Sewage Enforcement
Officer conducted to determine the suitability of the soil for on-site
sewage disposal facilities by measuring the absorptive capacity of
the soil at a given location and depth.
SOIL SURVEY
A report entitled "Soil Survey - Chester and Delaware Counties,
Pennsylvania," published May 1963 by the U.S. Department of Agriculture,
Soil Conservation Service, and updated from time to time.
SOLID WASTE
Garbage, refuse or other discarded materials including, but
not limited to, nonliquid waste materials resulting from industrial,
commercial, institutional, agricultural and residential activities.
STORM SEWER
A sewer that carries storm, surface and ground water drainage
but excludes sewage and residential, commercial and industrial wastes.
STORMWATER
That water which accumulates from precipitation and is manifest
in surface runoff.
STORMWATER DETENTION
Any storm drainage technique that retards or detains runoff,
in rate, volume, or otherwise, such as a detention or retention basin,
parking lot storage, rooftop storage, porous pavement, dry wells or
any combination thereof.
STORMWATER MANAGEMENT PLAN
A plan for controlling surface water runoff so that it will
preclude erosion or flooding and/or the adverse effects of impervious
areas on surface water runoff as required by the Township ordinances,
codes, regulations, plans and maps.
STREET
A public (dedicated) or privately owned (undedicated) right-of-way,
serving as a means of vehicular and pedestrian circulation to furnish
access to abutting lots and used to provide space for installation
improvements such as sewers, other utilities, street trees, sidewalks.
STREET, COLLECTOR
(1)
MAJORA street intended to serve a principal role in collecting traffic from minor collectors and local streets, and used primarily as the means of access for through traffic within the Township and to areas adjacent thereto, and from minor arterial or principal arterial streets.
(2)
MINORA street intended to serve a principal role in collecting traffic from local streets, and used primarily as the means of access for through traffic between residential neighborhoods and other areas within the Township and to areas adjacent thereto, and from major collectors and arterials.
STREET LINE
The dividing line between a lot and the right-of-way line
of a public street, road, or highway legally open or between a lot
and a privately owned street or road over which the owners or tenants
of two or more lots, each held in single and separate ownership, have
the right of access.
STREET, LOCAL
(2)
PRIMARYA street intended to serve a principal role in providing access to lots abutting thereon, and as a means of collecting traffic from local secondary streets and gaining access to collector streets.
(3)
SECONDARYA street intended to serve a principal role in providing access to lots abutting thereon and to loop and cul-de-sac streets and as the means for gaining access to local primary streets.
STREET, LOOP
A local street which has its only ingress and egress at two
points of the same connecting street, or, at one point with the connecting
street, as would be the case if the loop street were in the form of
a circle.
STREET, MINOR ARTERIAL
A street intended to serve a principal role in accommodating
traffic from collector streets and in carrying relatively large volumes
of long distance traffic between principal arterials and other minor
arterials.
STREET, PRIVATE
A street not offered or required to be offered for dedication
or duly accepted by the Board of supervisors as a public street.
STREET TREE
A shade tree within a street right-of-way not less than 3
1/2 to four inches in caliper. Street trees recommended for use in
the Township are listed in the Appendix of this chapter.
STRIPPING
Cutting or any other activity which removes the vegetative
surface cover such as tree removal, clearing, grubbing and removal
of topsoil.
STRUCTURAL ALTERATION
Any change in or addition to the supporting or structural
members of a building or other structure, such as the bearing walls,
partitions, columns, beams or girders, or any change which could convert
an existing building or other structure into a different structure,
or adapt it to a different use.
STRUCTURE
Any man-made object or improvement having an ascertainable
stationary location on land or in the water, whether or not affixed
to the land.
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, of lease, partition by the court for distribution
to heirs or devisees, conveyance or other transfer of ownership or
building or lot development; provided, however, that the subdivision
by lease of land for agricultural purposes into parcels of more than
10 acres, not involving any new street or easement of access or any
residential dwelling, shall be exempted.
[Amended 1-6-1992 by Ord. No. 65B]
SURVEYOR
A person duly registered by the Commonwealth of Pennsylvania
to practice surveying.
SWALE
An elongated depression in the ground which collects and
channels surface water runoff.
TOWNSHIP ENGINEER
A professional engineer (P.E.) licensed as such in the Commonwealth
of Pennsylvania, duly appointed as the engineer for the Township;
or a firm of such engineers employed by the Township or retained as
a consultant thereto.
TOWNSHIP SECRETARY
An individual duly appointed by the Board of Supervisors
who serves as Secretary to the Township.
TRACT
An area, lot, parcel, site, or property which is the subject
of a subdivision and/or land development application.
TRANSPORTATION (CIRCULATION)
A system for the movement of people or goods, including conveyors
such as streets and highways, accessory facilities such as parking
facilities and driveways, attributes of conveyance such as traffic
volumes, trip generation and traffic controls.
USE
The specific purpose for which land or a building is proposed
to be subdivided and/or developed or is otherwise designed, arranged,
intended or for which it is proposed or may be occupied or maintained.
UTILITIES
Facilities such as sewers, water mains, fire hydrants, street
lights and other facilities of the same general character; installations
of a community which pertain to their consumption and emission characteristics,
including facilities such as those used for water supply, sewage disposal,
refuse disposal, storm drainage, communications and electrical transmission.
VISUAL RESOURCES
Characteristics of the natural and/or cultural environment
which are visible. The visual resources of a particular area are typically
expressed in terms of their visibility, character and/or attractiveness
relative to their amenity value and/or quality, or lack of it.
WALKWAY
A thoroughfare for pedestrian travel.
WATERCOURSE
A stream with year-round or substantially year-round flow
such as a stream, creek or run.
YARD
An open area that lies between the permitted principal or accessory building or buildings and the nearest lot line. Such yard shall be unoccupied and unobstructed from the ground upward, except as provided otherwise in Chapter
135, Zoning.
YARD, FRONT
A yard extending the full width of the lot along the front
lot line and extending in depth from the front lot line to the nearest
point of the permitted principal or accessory building or buildings
on the lot.
YARD LINE
A line drawn parallel to a lot line at a distance there from
equal to the depth of the required yard.
YARD, REAR
A yard extending the full width of the lot along the rear
lot line and extending in depth from the rear lot line to the nearest
point of the permitted principal or accessory building or buildings
on the lot.
YARD, SIDE
A yard extending the full depth of the lot along the side
lot line and extending in width from such side lot to the nearest
point of the permitted principal or accessory building or buildings
on the lot.
ZONING ORDINANCE
The Chadds Ford Township Zoning Ordinance, as amended; Chapter
135 of the Code of Chadds Ford Township.