Unless otherwise expressly stated, the following terms shall,
for the purpose of this chapter, have the meanings given herein.
A.
Words used in the singular include the plural, and words in the plural
include the singular.
B.
The word "person," "subdivider," or "owner" includes a corporation
and a partnership as well as an individual.
C.
The word "building" includes "structure" and shall be construed as
if followed by the words "or part thereof."
D.
The word "street" includes "road," "lane," "avenue," and "highway"
and shall mean the whole or any part thereof, and shall include bridge
or culvert, cartway, gutter, curb, sidewalks, and the whole legal
width of the right-of-way.
E.
"Watercourse" includes a "drain," "ditch," and "stream."
F.
The word "lot" includes "plot" and "parcel."
G.
This Subdivision
and Land Development Ordinance is meant to be read in conjunction
with the Zoning Ordinance, to give meaning to all provisions in both
ordinances. To the extent there is a variance between definitions
in this chapter and in the Zoning Ordinance, the stricter of the two
regulations shall control.
[Added 9-12-2011 by Ord. No. 1602]
As used in this chapter, the following terms shall have the
meanings indicated:
The removal of the surface of the land through the combined
action of human activities and the natural processes at a rate greater
than would occur because of the natural process alone.
That which conforms to accepted principles, tests or standards
of nationally recognized technical or scientific authorities.
A strip or piece of land which provides physical access to
a rear lot, as defined herein, or to a public street or road, but
which strip or piece of land does not conform to the required minimum
lot width requirement for the zoning district in which it is located.
Physical activities, i.e., sports; cultural activities, i.e.,
dance; environmental activities, i.e., rafting. Those activities,
recreational in nature, requiring action of a physical nature on the
part of the participant.
Plant species, excluding invasive plants, that were not originally
part of the natural ecosystem, but were introduced and have evolved
to a point where the physical conditions such as soil, climate and
geology are conducive for healthy growth.
[Added 5-6-2019 by Ord.
No. 1699]
Any person other than the subdivider who, acting for the
subdivider, submits to the Township subdivision plans for the purpose
of obtaining approval thereof (see "subdivider").
A strip of land over which there is a right-of-way, municipally
or privately owned, on which no dwellings or stores front, serving
as the secondary means of access to two or more properties.
As applied to a building, any change or rearrangement in
the structural parts or in the exit facilities; or any enlargement,
whether by extension on any side or by any increase in height, or
the moving from one location or position to another.
A landowner, developer or other person who has filed an application
for approval of a subdivision or land development or to engage in
any regulated earth disturbance activity at a project site in the
Township. The word shall be deemed to also include the successors
and assigns of any such landowner, developer or other person.
Every application, whether preliminary or final, required
to be filed and approved prior to the start of construction or development,
including but not limited to an application for a building permit,
for the approval of a subdivision plot or plan, or for the approval
of a development plan.
The vehicular traffic generated on a particular street by
the homes on that street plus any through traffic. ADT counts should
be considered in a cumulative effect.
An area bounded by streets, or by a combination of streets
and public parks, cemeteries, railroad rights-of-way or boundary lines
of the Township of Upper Moreland.
Activities, facilities, designs, measures or procedures used
to manage stormwater impacts from a regulated earth disturbance activity,
to meet state water quality requirements, to promote groundwater recharge
and to otherwise meet the purposes of this chapter. BMPs include,
but are not limited to, infiltration, filter strips, low-impact design,
bioretention, wet ponds, permeable paving, grassed swales, forested
buffers, sand filters and detention basins.
The Board of Commissioners of the Township of Upper Moreland.
A fixed vertical column of wood or concrete extending no
less than 3 1/2 feet above parking grade and five feet below
grade, placed for purposes of controlling vehicular traffic and protecting
pedestrians.
A strip of ground which lessens the visual impact of a use
on surrounding uses and which is employed exclusively for landscaping.
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.
Any structure having a roof supported by columns, piers or
walls, including tents, lunch wagons, trailers, dining cars, camp
cars, mobile homes, or other structures on wheels, or having other
supports, and any unroofed platform, terrace or porch having a vertical
face higher than three feet above the level of the ground from which
the building is measured. A building may include more than one dwelling
unit.
The maximum horizontal covered area of buildings at or above
grade.
A line within a lot so designed on a plan and/or established
by deed of Zoning Ordinance, between which line and the right-of-way
line of the street on which the lot abuts a building shall not be
erected. The greater distance from the right-of-way line shall govern
the setback line.
That portion of a street or alley intended for vehicular
use.
An area of unobstructed vision at street intersections defined
by the right-of-way lines of the street and by a line of sight between
points on their right-of-way lines at a given distance from the intersection
of the right-of-way lines.
Such governing regulations as are adopted pursuant to this
chapter for the regulation and management of condominium properties,
including such amendments thereof as may be adopted from time to time.
Includes:
The land on which the building is located and portions of the
building which are not included in a unit;
The foundations, structural parts, supports, main walls, roofs,
basements, halls, corridors, lobbies, stairways and entrances and
exits of the building;
The yards, parking areas and driveways;
Portions of the land and buildings used exclusively for the
management, operation or maintenance of the common elements;
Installation of all central services and utilities;
All apparatus and installations existing for common use;
All other elements of the building necessary or convenient to
its existence, management, operation, maintenance and safety or normally
in common use; and
Such facilities as are designated in the declaration as common
elements.
A parcel or parcels of land or a combination of land and
water within a development site designed and intended for the use
or enjoyment of residents of a development, not including streets,
off-street parking areas, and areas set aside for public facilities.
The Upper Moreland Township Comprehensive Plan and any amendments
thereto, consisting of maps, charts and textual matter, that constitutes
a policy guide for the Board about the physical development of the
Township.
An estate in real property consisting of an undivided interest
in a portion of a parcel together with a separate interest in a space
within a structure appurtenant common areas. This form of ownership
may be applied in residential, professional office, limited industrial
and commercial land uses.
The Montgomery County Conservation District.
A homeowners' association or other entity who shall manage
the business, operation and affairs of a condominium property on behalf
of the unit owners (size to be stated in code of regulations for the
property).
A right-of-way, municipally or privately owned, which crosses
a block so as to furnish access for pedestrians to adjacent streets
or properties.
A street with one end open for public vehicular and pedestrian
access and the other terminating in a vehicular turnaround.
An excavation. The difference between a point on the original
ground and a designated point of lower elevation on the final grade.
Also, the material removed in excavation.
An improvement to an existing developed lot or tract of land
which is consistent with the provisions of this chapter and other
applicable Township ordinances and which does not increase the impervious
surface on said lot or tract of land by 10% of the impervious surface
existing on said lot or tract of land prior to the construction of
such improvement or by 2,000 square feet, whichever is less.
A statement of intent to convert a condominium to a fee simple
or rental property or structure, signed by 100% of the unit owners
and the holders of all mortgages, judgments or other liens affecting
the units.
A survey of the property to be submitted to the provisions
of P.L. 196, July 3, 1963 (Unit Property Act) which shall bear the
verified statement of a registered architect or licensed professional
engineer certifying that the declaration plan fully and accurately:
The Pennsylvania Department of Environmental Protection.
A stormwater storage area with a controlled release rate,
which is essentially dry while not in use for flood control purposes.
Any landowner, agent of such landowner or tenant with the
permission of such landowner who makes or causes to be made a subdivision
or land development or who seeks to undertake any regulated earth
disturbance activity at a project site in the Township.
The provisions for development, including a plot 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, common open spaces and public facilities.
The phrase "provisions of the development plan," when used in this
chapter, shall mean the written and graphic materials referred to
in this definition.
The flow of water and the methods of directing such flow,
whether natural or artificial.
Any ditch, pipe, culvert, storm sewer, or structure designed,
intended, or constructed for the purpose of diverting surface water
from or carrying surface waters off streets, public rights-of-way,
parks, recreational areas or any part of any subdivision of land development.
A private way providing for vehicular and pedestrian access
between a public street and a parking area within a lot or property.
A building designed and constructed for residential purposes,
in which people live.
One or more rooms arranged for the use of one or more individuals
living together as a single housekeeping unit, with cooking, living,
sanitary and sleeping facilities.
A construction or other human activity, other than agriculture,
which disturbs the surface of the land, including, but not limited
to, clearing and grubbing, grading, excavations, embankments, road
maintenance, building construction and the moving, depositing, stockpiling
or storing of soil, rock or earth materials.
A right-of-way or other right granted for the use of private
land for certain public or quasi-public purposes.
The review stamp of the Montgomery County Planning Commission.
A professional engineer licensed as such in the Commonwealth
of Pennsylvania, duly appointed as the Engineer for Upper Moreland
Township or for an applicant.
The process by which the surface of the land, including channels,
is worn away by natural elements, including water, wind, or chemical
action.
A plan for a project site which identifies, among other things,
BMPs to minimize accelerated erosion and sedimentation.
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 shall include the conditions resulting
therefrom.
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 the 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.
A map prepared by the Federal Insurance Administration of
the U.S. Department of Housing and Urban Development designating the
boundaries of the floodplain areas having special flood hazards in
Upper Moreland Township.
The area along a natural watercourse which is periodically
overflowed by water therefrom.
Those areas subject to flooding in accordance with the requirements
of the Floodplain Conservation District.
Areas, groves or stands of mature or largely mature trees
(i.e., greater than six-inch caliper) covering an area greater than
1/4 acre; or groves of mature trees (greater than twelve-inch caliper)
consisting of more than 10 individuals.
The length of the front property line of the lot, lots or
tract of land abutting a street.
A slope of a street or other public way, specified in percent
and shown on plans as specified herein.
The grade required at points of street intersections as specified
herein.
The changing of the grade of the existing ground surface
of the site by excavation or filling or combination of both.
The total area included within the exterior walls of a building,
exclusive of open courts.
Grass or nondeciduous low-growing plants installed or planted
in such a manner so as to form a continuous cover over the ground.
Replenishment of existing natural underground water supplies.
A paved ramp from the grade level of a street to the grade
level of a sidewalk intended to allow access for wheelchairs or similar
type of equipment used by disabled persons for personal mobility.
The height of a building shall be measured from the mean
level of the ground surrounding the building to a point midway between
the highest and the lowest points of the roof, provided that chimneys,
spires, towers, elevator penthouses, tanks and similar projections
shall not be included in calculating the height.
A tree located on public or private property which is considered
worthy of preservation by the Township because of species, rarity
or historical importance, or having a trunk diameter greater than
36 inches measured above the root flare, approximately 18 inches above
grade.
[Added 9-12-2011 by Ord. No. 1602]
Impervious surfaces are those exterior surfaces which do
not absorb water. All buildings, parking areas, driveways, roads,
sidewalks and any area in concrete, asphalt, packed stone and similar
materials shall be considered impervious surfaces within this definition.
In addition, other areas determined by the Township Engineer to be
impervious within the meaning of this definition will also be classified
as impervious surfaces. The water surface of a residential pool is
not considered impervious. “Impervious surface coverage”
is the percentage of the total tract or lot that may be covered with
impervious surfaces; provided, however, that public sidewalks along
public streets shall not be included in the calculation of the impervious
surface coverage of a tract or lot.
[Amended 9-12-2011 by Ord. No. 1602]
Grading, paving, curbing, streetlights, street name signs,
fire hydrants, water mains, gas mains, sanitary sewers, on-site sewage
disposal facilities, storm drains, inlets and appurtenances, culverts,
bridges, sidewalks, crosswalks, monuments, telephone and electric
lines, shade trees and all construction appurtenances incidental thereto.
Plant species that are not native to Pennsylvania, grow aggressively,
and spread and displace native vegetation.
[Added 5-6-2019 by Ord.
No. 1699]
Natural or artificial bodies of water which retain water
year round. Artificial ponds may be created by dams or may result
from excavation. The shoreline of such water bodies shall be measured
from the maximum condition rather than permanent pool if there is
any difference.
A person who is the legal or beneficial owner or authorized
agent of the registered owner of land subject to land development.
Any of the following activities:
The improvement of one lot or two or more contiguous lots, tracts
or parcels of land for any purpose involving:
A group of two or more residential or nonresidential buildings,
whether proposed initially or cumulatively, or a single nonresidential
building on a lot or lots regardless of the number of occupants or
tenure; excluding the addition of an accessory building, including
farm building; or
The division or allocation of land or space, whether initially
or cumulatively, between or among two or more existing or prospective
occupants by means of or for the purpose of streets, common areas,
leaseholds, condominiums, building groups or other features.
A subdivision of land.
The legal or beneficial owner or owners of land or a building
thereon or a portion of either, 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 person having
a proprietary interest in land, shall be deemed to be a landowner
for the purposes of this chapter.
A designated parcel, tract or area of land established by
a plot or otherwise as permitted by law and to be used, developed
or built upon as a unit.
The area contained within the property lines of the individual
lot, excluding any area within any legal right-of-way for any public
street, but including the area of any easement.
A lot which lacks the required minimum road frontage for
the zoning district in which it is located, and which gains access
to a public street or road by means of an access strip, as defined
herein, (also commonly referred to as a "flag lot" or interior lot).
A rear lot shall conform in all respect to the dimensional requirements
of the zoning district in which it is located, except that, in the
calculation of the minimum lot area of any rear lot, the lot area
of a rear lot shall not include the area of the access strip.
The division of a lot, tract or parcel of land or part thereof
into two or more lots, tracts or parcels of land, which will require
improvements for the purpose, whether immediate or future, of transfer
of ownership or of building development.
The division of a single lot, tract or parcel of land into
two or more lots, tracts or parcels of land for the purpose, whether
immediate or future, of transfer of ownership or of building development,
providing the proposed lots, tracts or parcels of land thereby created
have frontage on an improved public street or streets, and providing
further that there is not created by the subdivision any new street
or streets.
A transportable, single-family dwelling intended for permanent
occupancy, office or 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, which arrives at a site
complete and ready for occupancy except for minor and incidental unpacking
and assembly operations, and constructed so that it may be used without
a permanent foundation.
A parcel of land in a mobile home park, improved with the
necessary utility connections and other appurtenances necessary for
the erections thereon of a single mobile home, which is leased by
the park owner to the occupants of the mobile home erected on the
lot.
A parcel of land under single ownership which has been planned
and improved for the placement of mobile homes for nontransient use,
consisting of two or more mobile home lots.
A factory-assembled structure or structures equipped with
the necessary service connections made so as to be movable from the
factory for assembly and installation upon a permanent foundation
as a dwelling unit.
Plant species (trees, shrubs, perennials) native to Pennsylvania
and the Northeastern United States including naturally occurring hybrids,
varieties, and cultivars of species.
[Added 5-6-2019 by Ord.
No. 1699]
National Pollutant Discharge Elimination System, the federal
government's system for issuance of permits under the Clean Water
Act, which is delegated to the DEP in Pennsylvania.
A map of current adoption showing the rights-of-way and approximate
location of the lines of existing and proposed public streets for
the whole of Upper Moreland Township.
A parcel or parcels of land or an area of water or a combination
of land and water within a development site, logically interrelated
and interconnected and designed and intended for the use and enjoyment
of the residents of the development and/or community, not including
streets, off-street parking areas, required yards and areas set aside
for public facilities; common open space shall be substantially free
of structures but may contain such improvements as are in the development
plan as finally approved and as are appropriate for the recreation
of the residents served thereby. Open space may be set aside in one
or a combination of the following ways:
DEED-RESTRICTED OPEN SPACEAn area or areas set aside specifically for the use of residents within the development and integrated within the development, which will distribute and interconnect the open spaces throughout the development.
DEDICATED OPEN SPACEAn area or areas dedicated to the Township for use by all its residents and appropriately located to be accessible to all residents while limiting ingress and egress by those residents from within the proposed development.
A "point source," as described in 40 CFR 122.2, at the point
where a storm sewer system discharges to surface waters of the commonwealth.
A space, surfaced to whatever extent necessary to permit
use under all normal seasonal conditions of weather, available for
the parking of one motor vehicle.
Those leisure pursuits which require little physical stress
and lesser action on the part of the participants, such as walking,
sewing, and nature study.
All walkways or sidewalks, not including street sidewalks
and walks directly accessing a building or group of buildings, and
onto which a number of walks or sidewalks converge.
A graphic or written representation or document which, in
the case of condominiums, shall include a declaration, code of regulations,
and declaration plan.
A plan prepared for approval and recording for all subdivisions and land developments, consisting of an improvement construction plan and a record plan, and all other items required under Article VI of this chapter.
A plan showing the construction details of streets, drains, sewers, bridges, culverts, and other improvements, as required by this chapter, showing the details required by Article VI of this chapter.
A tentative, preliminary or final plan including written
and graphic material showing the provision for development of a tract,
when plans of subdivision would not be applicable.
A plan prepared for discussion with the Planning Commission and Township Commissioners, showing the proposed street and lot layout, the deed restrictions, easements, and all other items required under Article VI of this chapter for the entire parcel of land being subdivided.
A plan prepared for recording showing the ultimate width of streets, the lot lines, easements, and all other items required under Article VI of this chapter.
The Upper Moreland Township Planning Commission.
Any area designated for landscaping purposes.
The map or plan of a subdivision or land development, whether
preliminary or final.
Any discernible, confined and discrete conveyance, including,
but not limited to, any pipe, ditch, channel, tunnel, or conduit from
which stormwater is or may be discharged, as defined in state regulations
at 25 Pa. Code § 92.1.
Persons who provide expert or professional advice, including,
but not limited to, architects, attorneys, certified public accountants,
engineers, geologists, land surveyors, landscape architects or planners.
The specific area of land where any regulated earth disturbance
activity in the Township is planned, conducted or maintained.
Notice given not more than 30 days and not less than 14 days
in advance of any public hearing required by this act (ordinance).
Such notice shall be published once each week for two successive weeks
in a newspaper of general circulation in the municipality. Such notice
shall state the time and place of the hearing and the particular nature
of the matter to be considered at the hearing.
Those areas devoted to recreation, plazas, arcades, pedestrianways
and other areas for public use (excluding lands, access drives and
parking areas) that are available for use by both project residents
and general public.
A private or municipal corporation organized and existing
for the distribution and sale of water, electricity, gas or the collection
and disposal of sanitary waste or sewage in accordance with the laws
of the Commonwealth of Pennsylvania or other appropriate governing
body.
See "lot, rear" herein.
Earth disturbance activities on land which has been previously
disturbed or developed.
Earth disturbance activity of one acre or more with a point
source discharge to surface waters or the Township's storm sewer
system, or five acres or more regardless of the planned runoff. This
includes earth disturbance on any portion of, part or during any stage
of large common plan of development. This only includes road maintenance
activities involving 25 acres or more of earth disturbance.
The one-hundred-year flood, which is a flood having an average
frequency of occurrence on the order of once in 100 years, although
the flood may occur in any year.
A parcel of land separating a street from adjacent properties.
A stormwater storage area with a controlled release rate
and maintains a constant water level while not in use for flood storage.
A strip of land occupied or intended to be occupied by a
street, alley, sidewalk, crosswalk, sanitary or storm sewer, stream,
drainage ditch or for another special use.
Land open for use as a street, alley or sidewalk.
The line parallel to the center line of any public street,
alley or other right-of-way which defines the limits of such right-of-way.
The expected future right-of-way width computed from center
line of an established right-of-way, as shown on the Comprehensive
Plan of Upper Moreland Township.
The line parallel to the center line of any public street,
alley or other right-of-way which defines the boundary of the "ultimate
right-of-way," as defined above.
Earth disturbance activities within the existing road cross
section, such as grading and repairing existing unpaved road surfaces,
cutting road banks, cleaning or clearing drainage ditches and other
similar activities.
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.
The surface water runoff that can be reasonably anticipated
upon maximum development of that area of the watershed located upstream
from the subject tract, as permitted by prevailing zoning or the Township
Comprehensive Plan.
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."
A conveyance or system of conveyances (including roads with
drainage systems, Township streets, catch basins, curbs, gutters,
ditches, man-made channels or storm drains) primarily used for collecting
and conveying stormwater runoff.
A woody perennial plant having persistent woody stems, branching
from the base.
The distance of unobstructed view along the center line of
a street from the driver's sight height to the farthest visible
point four inches above the street surface.
The area of a triangle whose legs are the sides of the cartway
and an accessway which intersects with it, each being no less than
10 feet long from the point intersection, whose hypotenuse connects
two legs.
A lot, tract or parcel of land, or a series of lots, tracts
or parcels of land joined together, where grading work is continuous
and performed at the same time.
A sketch draft showing proposed streets, lots or buildings
related to topography, that is to be used as the basis for informal
discussion between the representatives of the Planning Commission
and the subdivider, land developer or builder.
The face of an embankment or cut section; any ground whose
surface makes an angle with the plane of the horizon. Slopes are usually
expressed in a percentage based upon vertical difference in feet per
100 feet of horizontal distance, or the relationship of the horizontal
distance to the vertical distance.
Chemical or structural treatment of a mass of soil to increase
or maintain its stability or otherwise improve its engineering properties.
A report entitled "Soil Survey of Montgomery County, Pennsylvania,"
published April 1967 by the Soil Conservation Service,[2] United States Department of Agriculture, and which is
available in the Township or through the Extension Service, Agricultural
Agent, the Pennsylvania State University in Norristown.
The Engineering and Construction Standards of Upper Moreland
Township.[3]
The requirements defined under state regulations for the
protection or maintenance of the designated and existing uses of a
stream as set forth in 25 Pa. Code Chapters 93 and 96.
The areas where the average slope exceeds 15%, which, because
of this slope, are subject to high rates of stormwater runoff and,
therefore, erosion.
The surface runoff generated by precipitation reaching the
ground surface.
A right-of-way, publicly or privately owned, serving primarily
as means of vehicular and pedestrian travel, furnishing access to
abutting properties, which may also be used to provide space for sewers,
public utilities, shade trees and sidewalks.
The dividing line between a lot and the right-of-way of a
street, legally open or officially recorded by the Township.
A street carrying heavy traffic volumes of fast-moving traffic.
A street of less than the required right-of-way and cartway
width.
A street used primarily as the principal means of access
to adjacent residential properties and which carries a small volume
of traffic.
A street connecting resident streets to primary streets and
also used as the principal means of access to properties other than
residential.
Any man-made object having an ascertainable stationary location
on or in land or water, whether or not affixed to the land.
A person who is the registered owner or authorized agent
of the owner of land to be subdivided. When required, written evidence
of authorization satisfactory in form to the Township Solicitor shall
be filed with the application and plan when signed by an agent of
the registered owner.
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, 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.
Where, in the judgment of the Township Engineer, at least 90% (based on the cost of the required improvements for which financial security was posted pursuant to § 300-59) of those improvements required as a condition for final approval have been completed in accordance with the approved plan, so that the project will be able to be used, occupied or operated for its intended use.
Any and all rivers, streams, creeks, rivulets, impoundments,
ditches, watercourses, storm sewers, lakes, dammed water, wetlands,
ponds, springs, and all other bodies or channels or conveyance of
surface water, or parts thereof, whether natural or artificial, within
or on the boundaries of this commonwealth.
A low-lying stretch of land which gathers or carries surface
water runoff.
Surface soils and subsurface soils which presumably are fertile
soils and soil material, ordinarily rich in organic matter or humus
debris. Topsoil is usually found in the uppermost soil layer called
the "A horizon."
Any woody plant having well-defined stem of at least two
inches in caliper measured at a height of six inches above the natural
grade.
Any activity, occupation, business or operation carried on
or intended to be carried on in a building or other structure or on
a tract of land.
Any area of land that is given to one category of land use
and is used to compute the net density of that use.
Any pervious or impervious area used by any type of vehicle,
whether moving or at rest.
A barrier of living or nonliving landscape materials put
in place for the purpose of obscuring from view those areas so screened.
A channel or conveyance of surface water, such as a stream
or creek, having defined bed and banks, whether natural or artificial,
with perennial or intermittent flow.
Region or area drained by a river, watercourse or other body
of water, whether natural or artificial.
Those areas that are inundated or saturated by surface water
or groundwater at a frequency and duration sufficient to support and
that under normal circumstances do support a prevalence of vegetation
typically adapted for life in saturated soil conditions, including
swamps, marshes, bogs, and similar area. Wetlands shall be delineated
on plans in accordance with manuals and procedures adopted by the
Pennsylvania Department of Environmental Protection ("PADEP") and
the United States Army Corps of Engineers ("USACE") by a person certified
in wetland delineation.
A grove of trees generally forming one canopy where 12 or
more trees measure at least eight inches in trunk diameter at 12 inches
above grade. The woodland area shall be measured from the dripline
of the outer trees including trees three inches caliper and larger.
[Added 9-12-2011 by Ord. No. 1602]
An open, unoccupied space on the same lot with a building
or buildings or use, open and unobstructed from the ground to the
sky, except for vegetation.
