As used in this chapter, the following terms shall have the meanings indicated:
ACCELERATED EROSIONThe 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.
ACCEPTED ENGINEERING PRACTICEThat which conforms to accepted principles, tests or standards of nationally recognized technical or scientific authorities.
ACCESS STRIPA 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.
ACTIVE RECREATIONPhysical 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.
ADAPTIVE PLANTPlant 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").
ALLEYA 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.
ALTERATIONAs 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.
APPLICANTA 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.
APPLICATION FOR DEVELOPMENTEvery 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.
AVERAGE DAILY TRAFFIC COUNT (ADT)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.
BLOCKAn 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.
BMP (BEST MANAGEMENT PRACTICE)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.
BOARDThe Board of Commissioners of the Township of Upper Moreland.
BOLLARDSA 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.
BUFFERA strip of ground which lessens the visual impact of a use on surrounding uses and which is employed exclusively for landscaping.
BUILDERA 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.
BUILDINGAny 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.
BUILDING SETBACK LINEA 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.
CARTWAYThat portion of a street or alley intended for vehicular use.
CLEAR-SIGHT TRIANGLEAn 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.
CODE OF REGULATIONSSuch 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.
COMMON ELEMENTSIncludes:
A. 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.
COMMON OPEN SPACEA 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.
COMPREHENSIVE PLANThe 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.
CONDOMINIUMAn 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.
COUNCILA 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).
CROSSWALKA right-of-way, municipally or privately owned, which crosses a block so as to furnish access for pedestrians to adjacent streets or properties.
CUL-DE-SACA street with one end open for public vehicular and pedestrian access and the other terminating in a vehicular turnaround.
CUTAn 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.
DE MINIMIS IMPROVEMENTAn 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.
DECLARATIONThe instrument by which the owner of property submits the property to the provisions of the Act of 1963, July 3, P.L. 196, Article
I, § 101 et seq. (Unit Property Act), and all amendments thereto.
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.
DECLARATION PLANA 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:
A. Shows the property, the location of the building(s) thereon, the building and the layout of the floors of the building(s) including the units and the common elements; and
Sets forth the name by which the property will be known and the unit designation for each unit therein.
DEPThe Pennsylvania Department of Environmental Protection.
DETENTION BASINA stormwater storage area with a controlled release rate, which is essentially dry while not in use for flood control purposes.
DEVELOPERAny 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.
DEVELOPMENT PLANThe 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.
DRAINAGEThe flow of water and the methods of directing such flow, whether natural or artificial.
DRAINAGE FACILITYAny 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.
DRIVEWAYA private way providing for vehicular and pedestrian access between a public street and a parking area within a lot or property.
DWELLINGA building designed and constructed for residential purposes, in which people live.
DWELLING UNITOne 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.
EARTH DISTURBANCE ACTIVITYA 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.
EASEMENTA right-of-way or other right granted for the use of private land for certain public or quasi-public purposes.
ENDORSEMENTThe review stamp of the Montgomery County Planning Commission.
ENGINEERA professional engineer licensed as such in the Commonwealth of Pennsylvania, duly appointed as the Engineer for Upper Moreland Township or for an applicant.
EROSIONThe process by which the surface of the land, including channels, is worn away by natural elements, including water, wind, or chemical action.
EXCAVATIONAny 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.
FILLAny 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.
FLOOD HAZARD BOUNDARY MAPA 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.
FLOODPLAINThe area along a natural watercourse which is periodically overflowed by water therefrom.
FLOOD PLAINSThose areas subject to flooding in accordance with the requirements of the Floodplain Conservation District.
FORESTAreas, 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.
FRONTAGEThe length of the front property line of the lot, lots or tract of land abutting a street.
GRADEA slope of a street or other public way, specified in percent and shown on plans as specified herein.
GRADE ELEVATIONThe grade required at points of street intersections as specified herein.
GRADINGThe changing of the grade of the existing ground surface of the site by excavation or filling or combination of both.
GROSS FLOOR AREAThe total area included within the exterior walls of a building, exclusive of open courts.
GROUND COVERGrass or nondeciduous low-growing plants installed or planted in such a manner so as to form a continuous cover over the ground.
HANDICAPPED RAMPA 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.
HEIGHTThe 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.
HERITAGE TREEA 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.
INVASIVE PLANTPlant 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.
LAND DEVELOPERA person who is the legal or beneficial owner or authorized agent of the registered owner of land subject to land development.
LAND DEVELOPMENTAny of the following activities:
A. The improvement of one lot or two or more contiguous lots, tracts or parcels of land for any purpose involving:
(1) A group of two or more residential or nonresidential buildings, whether proposed initially or cumulatively, or a single nonresidential building on a lot or lots regardless of the number of occupants or tenure; 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.
LANDOWNERThe 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.
LOTA 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.
LOT AREAThe 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.
LOT, REARA 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.
MAJOR SUBDIVISIONSThe 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.
MINOR SUBDIVISIONSThe 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.
MOBILE HOMEA 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.
MOBILE HOME LOTA 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.
MOBILE HOME PARKA 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.
MODULAR HOMEA 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.
NATIVE PLANTPlant 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.
OFFICIAL STREET MAPA 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.
OPEN SPACEA 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:
A. 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.
OUTFALLA "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.
PASSIVE RECREATIONThose leisure pursuits which require little physical stress and lesser action on the part of the participants, such as walking, sewing, and nature study.
PEDESTRIAN WALKWAYAll 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.
PLANA graphic or written representation or document which, in the case of condominiums, shall include a declaration, code of regulations, and declaration plan.
PLAN, FINALA 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.
PLAN, PRELIMINARYA 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 map or plan of a subdivision or land development, whether preliminary or final.
POINT SOURCEAny 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.
PROJECT SITEThe specific area of land where any regulated earth disturbance activity in the Township is planned, conducted or maintained.
PUBLIC NOTICENotice 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.
PUBLIC SPACEThose 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.
PUBLIC UTILITIESA 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.
REDEVELOPMENTEarth disturbance activities on land which has been previously disturbed or developed.
REGULATED EARTH DISTURBANCE ACTIVITYEarth 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.
REGULATORY FLOODThe 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.
RESERVE STRIPA parcel of land separating a street from adjacent properties.
RETENTION BASINA stormwater storage area with a controlled release rate and maintains a constant water level while not in use for flood storage.
RIGHT-OF-WAYA 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.
RIGHT-OF-WAY LINE, LEGALThe 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.
RIGHT-OF-WAY, ULTIMATEThe 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.
RIGHT-OF-WAY LINE, ULTIMATEThe 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.
ROAD MAINTENANCEEarth 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.
RUNOFFThe 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.
RUNOFF FROM A FULLY DEVELOPED AREA UPSTREAMThe 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.
SEDIMENTATIONThe 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."
SEPARATE STORM SEWER SYSTEMA 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.
SHRUBA woody perennial plant having persistent woody stems, branching from the base.
SIGHT DISTANCEThe 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.
SIGHT TRIANGLEThe 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.
SITEA 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.
SKETCH, TENTATIVEA 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.
SLOPEThe 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.
SOIL STABILIZATIONChemical or structural treatment of a mass of soil to increase or maintain its stability or otherwise improve its engineering properties.
SOIL SURVEYA report entitled "Soil Survey of Montgomery County, Pennsylvania," published April 1967 by the Soil Conservation Service, 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.
STANDARDSThe Engineering and Construction Standards of Upper Moreland Township.
STATE WATER QUALITY REQUIREMENTSThe 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.
STORMWATERThe surface runoff generated by precipitation reaching the ground surface.
STREETA 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.
STREET LINEThe dividing line between a lot and the right-of-way of a street, legally open or officially recorded by the Township.
STREET PRIMARYA street carrying heavy traffic volumes of fast-moving traffic.
STREET, HALFA street of less than the required right-of-way and cartway width.
STREET, RESIDENTIALA street used primarily as the principal means of access to adjacent residential properties and which carries a small volume of traffic.
STREET, SECONDARYA street connecting resident streets to primary streets and also used as the principal means of access to properties other than residential.
STRUCTUREAny man-made object having an ascertainable stationary location on or in land or water, whether or not affixed to the land.
SUBDIVIDERA 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.
SUBDIVISIONThe division or redivision of a lot, tract or parcel of land by any means into two or more lots, tracts, parcels or other divisions of land, including changes in existing lot lines for the purpose, whether immediate or future, of lease, partition by 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.
SUBSTANTIALLY COMPLETEDWhere, 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.
SWALEA low-lying stretch of land which gathers or carries surface water runoff.
TOPSOILSurface 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."
TREEAny woody plant having well-defined stem of at least two inches in caliper measured at a height of six inches above the natural grade.
USEAny 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.
USE AREAAny area of land that is given to one category of land use and is used to compute the net density of that use.
VEHICULAR USE AREAAny pervious or impervious area used by any type of vehicle, whether moving or at rest.
VISUAL SCREENA barrier of living or nonliving landscape materials put in place for the purpose of obscuring from view those areas so screened.
WATERCOURSEA 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.
WATERSHEDRegion or area drained by a river, watercourse or other body of water, whether natural or artificial.
WETLANDSThose 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.
WOODLANDA 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.