The language set forth in the text of this chapter shall be
interpreted in accordance with the following rules of construction:
A.Â
Tense and form. Words used or defined in one tense or form shall
include other tenses or derivative forms.
B.Â
Number. Words in the singular number shall include the plural number,
and words in the plural number shall include the singular number.
C.Â
Gender. The masculine gender shall include the feminine and neuter.
The feminine gender shall include the masculine and neuter. The neuter
gender shall include the masculine and feminine.
D.Â
Person. The word "person" includes individuals, firms, partnerships,
joint ventures, trusts, trustees, estates, corporations, limited liability
companies, associations, and any other similar entities.
E.Â
Building. The word "building" includes the word "structure" and shall
be construed as if followed by the words "or a part thereof."
F.Â
Lot. The word "lot" includes the words "plot," "tract," and "parcel."
G.Â
Watercourse. The word "watercourse" includes the words "drain," "ditch"
and "stream."
H.Â
Shall and may. The words "shall," "must" and "will" are mandatory
in nature and establish an obligation or duty to comply with the particular
provision. The words "may" and "should" are permissive.
I.Â
Time. The time within which any act required by this chapter is to
be performed shall be computed by excluding the first day and including
the last day. However, if the last day is a Saturday or Sunday or
a holiday declared by the United States Congress or the Pennsylvania
General Assembly, it shall also be excluded. The word "day" shall
mean a calendar day, unless otherwise indicated.
K.Â
Illustrations and tables. In case of any difference of meaning or
implication between the text of this chapter and any caption, illustration
or table, the text shall control. No caption, illustration or table
shall be construed to limit the scope or intent of the text of this
chapter.
For the purposes of this chapter, the following terms shall
have the following meanings:
Having a common border with, or being separated from such
common border by a right-of-way, alley or easement.
A public or private drive providing vehicular access to and
between parking areas for more than two parking spaces within a land
development; or any drive servicing two or more units of occupancy
on a single lot.
A lot that shares all or part of a common point or line with
another lot.
Land used exclusively for the cultivation of the soil, the
production of crops or livestock, or the science of forestry; also,
land diverted from agricultural use by an active federal farm program,
provided the diverted land has a conservation cover of grass, legume,
trees or wildlife shrubs. Agricultural land may include, to a minor
degree, farmsteads inhabited by the cultivator of the land, housing
for farm employees, and land used for preparation of agricultural
products by the cultivator of the land.
A landowner and/or developer, as hereinafter defined, including
his heirs, successors and assigns, who filed an application for subdivision
and/or land development.
An application for development.
Every application, whether preliminary or final, required
to be filed and approved prior to start of construction or development,
including, but not limited to, an application for a building permit,
for the approval of a subdivision plat or plan, or for the approval
of a development plan.
Computed by application of a day of the week by month factor
to an average twenty-four-hour traffic count. Such information is
available in the latest volume of the Pennsylvania Department of Transportation
Traffic Data Collection and Factor Development Report.
Land surrounded on all sides by streets (measured at the
right-of-way) or other transportation or utility rights-of-way, or
by physical barriers such as bodies of water or public open spaces.
Best management practices.
The Borough of Columbia, Lancaster County, Pennsylvania.
The Borough Council of the Borough of Columbia, Lancaster
County, Pennsylvania.
A professional engineer licensed as such in the Commonwealth
of Pennsylvania, duly appointed as the Engineer for the Borough.
The licensed attorney designated by the Borough Council to
furnish legal assistance for the administration of this chapter.
A strip of land with landscaping, fences and/or walls located
between two uses, or between one use and a public right-of-way, that
is intended to mitigate negative impacts, such as visual and noise,
of the more intense use on the less intense use or on the public right-of-way.
A strip of land within a public right-of-way which may include
signage, street trees, and curbs, gutters, or swales.
Any structure having a permanent roof and walls and that
is intended for the shelter, work area, housing or enclosure of persons,
animals, vehicles, equipment or materials and that has a total area
under roof of greater than 50 cubic feet. "Building" is interpreted
as including "or part thereof." See the separate definition of "structure."
Any structure involving a permanent roof (such as a covered porch
or a carport) that is attached to a principal building shall be considered
to be part of that principal building.
A line within a Lot, designated on a plan as the minimum
required distance between any structure and the adjacent street center
line, or right-of-way line as specified by any applicable zoning ordinance.
A detached, subordinate Building, the use of which is customarily
incidental and subordinate to the use of the principal building, which
is located on the same lot as that occupied by the principal building
and/or principal use. Farm buildings not intended for habitation are
considered to be accessory buildings. An accessory building is any
accessory structure that meets the definition of a "building." See
definition of "structure, accessory."
A building used for the conduct of the principal use of the
lot, and that is enclosed within exterior walls or firewalls, and
is built, erected and framed of component structural parts. The principal
building is also designed for housing, shelter, enclosure and support
of individuals, animals or property of any kind, is a main structure
on a given lot, and is not an accessory building.
The maximum number of vehicles that can be expected to pass
over a given section of roadway or on a specific lane.
The portion of a street right-of-way, paved or unpaved, customarily
used by motorized and non-motorized vehicles in the regular course
of travel over the Street.
An area of unobstructed vision at street intersections defined
by lines of sight between points at a given distance from the intersection
of the street center lines.
A parcel or parcels of land or an area of water, or a combination
of land and the water, within the development site, designed and intended
for the use or enjoyment of residents of the development, not including
streets, off-street parking areas, and areas set aside for public
facilities.
Commonwealth of Pennsylvania.
A utility operated by a Borough or a company, regulated by
the Public Utility Commission, which supplies potable, domestic water
for use by more than one household, business or institution.
The official public document prepared and adopted in accordance
with the PMPC, consisting of maps, charts and textual material, that
constitutes a policy guide to decisions about the physical and social
development of the Borough.
A form of ownership of real property, as defined in the Pennsylvania
Uniform Condominium Act of 1980,[1] which includes a multiple unit land development in which
there is a system of separate ownership of individual units of occupancy
and undivided interest of land and common facilities.
Lots are contiguous when at least one boundary line of one
lot touches a boundary line or lines of another lot.
The Borough Council of the Borough of Columbia, Lancaster
County, Pennsylvania.
The County of Lancaster, Pennsylvania.
The deliberate appropriation of land by its owner for general
public use.
A written instrument whereby an estate in real property is
conveyed.
A reservoir that temporarily contains stormwater runoff and
releases it gradually into a watercourse or stormwater facility.
Any landowner, agent of such landowner, or tenant with the
permission of such landowner, including a firm, association, organization,
partnership, trust, company, or corporation as well as an individual,
for whom subdivision or land development plans are being or have been
made.
The provisions for development, including a planned residential
development, a subdivision plat or plan and/or a land development
plat or plan, 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 space 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 land required for the installation of storm sewer or
drainage facilities, or required along a natural stream or watercourse
for preserving the channel and providing for the flow of water therein,
or to safeguard the public against flood damage.
A line marking the outer edges of the branches of the tree.
A private drive providing vehicular access between a street
or access drive and a parking area for four or less residential units
of occupancy.
A strip of land granted for limited use of property by the
landowner for a public or quasi-public or private purpose, and within
which the owner of the property shall not have the right to make use
of the land in a manner that violates the right of the grantee.
The vertical alignment of a surface, as it exists or as it
is made by cut and/or fill.
An engineer licensed as such in the Commonwealth of Pennsylvania.
A servitude arising under an environmental response project
which imposes activity and use limitation. [On December 18, 2007,
Governor Ridge signed the Uniform Environmental Covenants Act (UECA)
into law as Act 68 of 2007. Section 6517(a)(1) of UECA requires the
use of environmental covenants whenever engineering controls or institutional
controls are necessary to demonstrate attainment of an Act 2 remediation
standard for any cleanup conducted under any applicable Pennsylvania
environmental law. The covenant provides a tool to ensure that the
conditions allowing for a risk-based cleanup will continue in the
future.]
An area not suitable for development that includes floodplains,
floodplain soils, steep slopes, wetlands, and riparian areas.
A biological community dominated by trees and other woody
plants covering a land area of 1/4 acre or more. Existing wooded areas
includes areas that have at least 25 trees per 1/4 acre with at least
50% of those trees having a two-inch or greater caliper at 4.5 feet
above the ground and larger.
A narrow extension of property on a lot or parcel from the
buildable area of a lot to the public right-of-way, and which is not
part of the lot area, but serves as access to the lot or parcel. See
also "lot" definition.
The area of inundation which functions as a storage or holding
area for floodwater to a width required to contain a base flood of
which there is a 1% chance of occurring in any given year. The floodplain
also contains both the floodway and the flood fringe. The floodway
is the channel of a watercourse and the adjoining land area that are
required to carry and discharge the base flood. The flood fringe is
the adjoining area that may be covered by water of the base flood.
The location of a floodplain may include an area of greater magnitude
than the base flood if a greater flood hazard area is designated by
a Borough ordinance.
The Elevation of the lowest level of a particular building,
including the basement.
A unit of light intensity stated in lumens per square foot
and measurable with an illuminance meter or light meter.
That portion of the property which abuts and is measured
along the street right-of-way line.
A light constructed in such a manner that all light emitted
by the fixture, either directly from the lamp or a diffusing element,
or indirectly by reflection or refraction from any part of the luminaire,
is projected below the horizontal.
A right-of-way reserved for the future improvement of a street.
A geologist registered by the Commonwealth of Pennsylvania.
The sensation produced by lighting that causes an annoyance,
discomfort, or loss in visual performance and visibility to the eye.
Any district, site, building structure, or object that meets
one or more of the following criteria:
Is located within the Historic District of the Borough of Columbia.
Is listed or may be determined to be eligible to be listed on
the National Register of Historic Places either individually or as
a contributing resource.
Is listed on the Lancaster County Historic Sites Survey or on
any officially adopted Borough inventory of historic resources and
is determined by a qualified historic preservation professional to
retain the historic characteristics that qualified it for said list.
Is determined by the Borough of Columbia's appointed historic
preservation professional to be historically or architecturally significant.
The anticipated opening year of a development, assuming full
buildout and occupancy.
The quantity of light measured in footcandles or lux.
Material that is impenetrable and unable to absorb water,
including, but not limited to, buildings, structures and paved areas.
Physical changes to the land, including, but not limited
to, buildings, streets, curbs, gutters, streetlights and signs, water
mains, hydrants, sanitary sewer mains, including laterals to the street
right-of-way lines, storm drainage lines, stormwater management structures,
walkways, recreational facilities, open space improvements, shade
trees, buffer or screen plantings, and all other additions to the
tract which are required by ordinance or are deemed necessary to result
in a complete subdivision or land development in the fullest sense
of the term.
Improvements for which the Borough may ultimately assume
the responsibility for maintenance and operation, or which may effect
an improvement for which Borough responsibility is established.
Plants which have not been introduced by man and thrive in
an area where it is considered native.
Development of land that is generally surrounded by development
and has been bypassed, remained vacant, and/or is underused.
An area that contains 80% or more of the trips that will
be attracted to a development site.
Plants which grow quickly and aggressively, spreading, and
displacing other plants. Invasive species are typically introduced
into a region far from their native habitat.
The development of property as specified below:
The improvement of one lot or two or more contiguous lots, tracts
or parcels of land for any purpose involving:
A group of two or more residential or nonresidential Buildings,
whether proposed initially or cumulatively, or a single nonresidential
building on a lot or lots, regardless of the number of occupants or
tenure.
The division or allocation of land or space, whether initially
or cumulatively, between or among two or more existing or prospective
occupants by means of, or for the purpose of, streets, common areas,
leaseholds, condominiums, building groups or other features.
A subdivision of land.
"Land development" shall not include:
The conversion of an existing single-family detached dwelling
or single-family semidetached dwelling into not more than three residential
units, unless such units are intended to be a condominium.
The addition of an accessory building, as defined in Chapter 220, Zoning, including farm buildings, on a lot or lots subordinate to an existing principal building.
The addition or conversion of buildings or rides within the
confines of an enterprise that would be considered an amusement park.
For purposes of this subdefinition, an amusement park is defined as
a tract or area used principally as a location for permanent amusement
structures or rides. This exclusion shall not apply to newly acquired
acreage by an amusement park until initial plans for the expanded
area have been approved.
The legal, equitable, or beneficial owner or owners of land,
including the holder of an option or contract to purchase, whether
or not such option or contract is subject to any condition, a lessee,
if he is authorized under the lease to exercise the rights of the
landowner, or other person having a proprietary interest in land.
A landscape architect registered by the Commonwealth of Pennsylvania.
Acting with the purpose of meeting specific criteria regarding
uses of outside space, including ground cover, buffers and shade trees.
A measure of the effect of traffic on the capacity of a road.
Light emitted by a lighting installation which extends beyond
the boundaries of the property on which the installation is sited.
A designated parcel, tract or area of land established by
a plat or otherwise as permitted by law and to be used or built upon
as a unit.
 |
The area contained within the property lines of the individual parcel of land, excluding space within the street right-of-way. The lot area includes the area of any utility easement or stormwater management facility, but does not include the "flagpole" of a flag lot unless otherwise specified in Chapter 220, Zoning.
A lot situated at the intersection of two or more streets
with frontage on two or more adjacent sides.
An interior lot with front and rear street frontage, where vehicular access occurs on either street [see § 190-41C(6)].
A parcel of land created by a subdivision or partition which
includes a narrow projection or "flagpole" to the public right-of-way.
That portion of a lot abutting on the street right-of-way
and regarded as the front of the lot.
A lot whose side lot lines do not abut upon any street.
A property boundary line of any lot held in single or separate
ownership, except that where any portion of the lot extends into the
abutting street or alley, the lot line shall be deemed the street
or alley line.
A metal plate, pin, permanent stone or concrete monument
used to identify lot line intersections.
A lot which is a part of a subdivision, the plan of which
was recorded, or a parcel of land, the deed of which was recorded
in the office of the Lancaster County Recorder of Deeds prior to the
adoption of this chapter.
An interior lot with front and rear street frontage, where vehicular access occurs on only the street of lesser intensity [see § 190-41C(6)].
The physical and measurable quantity of light that corresponds
to the brightness of a surface (e.g., a lamp, luminaire, reflecting
material) in a specific area and measurable with a luminance meter
or light meter.
A unit of light intensity stated in lumens per square meter.
There is approximately 10.7 lux per footcandle.
A transportable, single-family dwelling intended for permanent
occupancy contained in one unit, or in two or more units designed
to be joined into one integral unit capable of again being separated
for repeated towing, which arrives at a site complete and ready for
occupancy except for minor and incidental unpacking and assembly operations
and constructed so that it may be used without a permanent foundation,
including any addition or accessory structure, such as porches, sheds,
decks or additional rooms. All manufactured or mobile homes shall
meet construction standards set by the United States Department of
Housing and Urban Development.
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.
That part of a mobile home lot that is being reserved for
the placement of the mobile home.
A parcel or contiguous parcels of land which has been so
designated and improved that it contains two or more mobile home lots
for the placement thereon of mobile homes.
A process for alleviating specific requirements imposed by this chapter, as described in § 190-13.
A concrete or stone monument used to identify street line
intersections.
Accommodation of various modes of power-assisted surface
transportation, including but not limited to bicycles, nonmotorized
scooters, and horse-drawn buggies.
A plant which grew in a defined region prior to European
settlement. Indigenous species and naturalized nonnative plants may
be included as a native plant if it has been brought into the region
and has become established into the wild and is not considered invasive
or displaces native plants. Naturally occurring hybrids and cultivars
(cultivated varieties) of native genetic parent species which may
or may not have been present prior to European settlement are considered
native plants.
A project involving the construction, reconstruction, redevelopment,
conversion, structural alteration, relocation or enlargement of any
structure, or any use or extension of land. New developments have
the potential of increasing the requirements for capital improvements,
requiring either approval of a plan pursuant to this chapter, the
issuance of a building permit, or connection to the Borough water
system.
[Amended 12-12-2016 by Ord. No. 878]
Any plant species that has been introduced by humans and
now grows independently of cultivation. A subset of nonnative/introduced
species are the invasive species.
Vehicle trips passing within the study area as defined in
the traffic impact study that do not enter or exit the site and are
generally the result of through traffic and traffic generated by other
developments.
A map adopted by ordinance pursuant to the PMPC and recorded
in the office of the Lancaster County Recorder of Deeds.
Any premises not located within the area of the property
to be subdivided or developed, whether or not in the common ownership
of the applicant for subdivision or land development approval.
See "lot."
The hour during which the heaviest volume of traffic occurs
on a road.
A right-of-way, publicly or privately owned, intended for
human movement by walking.
Adopted as Act 247 of 1968, as reenacted and amended.[2] This act enables municipalities to plan for, and regulate
community development with subdivision and land development ordinances.
The code also contains guidelines for subdivision and land development
ordinance content. For the purpose of this chapter, the Code may be
referred to as "PMPC" and is intended to include the current code
and any further amendments thereto.
Any material that would allow water to pass through at a
rate at least equal to the pervious ground cover (e.g., porous pavement,
stone parking areas, and preformed or prefabricated blocks which would
permit water to penetrate) and as approved by the Borough Engineer.
As defined under PMPC, Article V, as stages or sections of development.
A drawing, together with supplementary data, that describes
a subdivision or land development.
AS-BUILT PLANEngineering documents drawn to scale showing the constructed dimensions and materials of a structure or other land improvement. An as-built drawing differs from design drawings and construction drawings, which are design-oriented documents prepared prior to construction rather than a depiction of what has been constructed.
CENTER-LINE SEPARATION PLANA complete and exact subdivision plan that creates two lots by using a street center line as the common boundary, which meets the criteria specified in § 190-20, and is designed in accordance with the requirements of § 190-26.
FINAL PLANA complete and exact subdivision and/or land development plan, including all supplementary data, designed in accordance with the requirements of §§ 190-19 and 190-25.
LOT ADD-ON PLANA complete and exact subdivision plan, the sole purpose of which is to increase the lot area of an existing lot or tract, designed in accordance with the requirements of §§ 190-20 and 190-26.
LOT CONSOLIDATION PLANA plan for the consolidation of two or more existing lots or tracts to create fewer lots or tract with revised lot lines, designed in accordance with the requirements of §§ 190-20 and 190-26.
MINOR PLANA final plan which has an expedited process when designed in accordance with the requirements of §§ 190-21 and 190-27.
MODIFIED FINAL PLANA final plan modified to reflect a change to the site or its surroundings that occurs after the preliminary plan approval as per § 190-19A(3).
PRELIMINARY PLANA subdivision and/or land development plan which is designed in accordance with the requirements of §§ 190-18 and 190-24, and is prepared for consideration prior to submission of a final plan.
RECORD PLANA final plan that contains the approval of the Planning Commission of the Borough of Columbia and any plan sheets deemed necessary for recordation by the Borough, which is recorded with the Lancaster County Recorder of Deeds.
REVISED SUBDIVISION AND/OR LAND DEVELOPMENT PLANAny revised plan due to survey corrections prepared in accordance with the requirements of §§ 190-20 and 190-26.
SKETCH PLANAn informal plan, not necessarily to exact scale, indicating salient existing features of a tract and its surroundings, with the general layout of proposal prepared in accordance with the requirements of §§ 190-17 and 190-23.
The Planning Commission of the Borough of Columbia.
The Lancaster County Planning Commission.
The map or plan of a subdivision or land development, whether
preliminary or final.
A formal meeting held pursuant to the Pennsylvania Municipalities
Planning Code, as amended.
A forum held pursuant to the Pennsylvania Municipalities
Planning Code, as amended.
A notice made pursuant to the Pennsylvania Municipalities
Planning Code, as amended.
Public and/or private investment made to re-create the fabric
of an area by renovating previously built-on land; such as by replacing,
remodeling, or reusing existing buildings and structures to accommodate
new development.
A reservoir designed to retain stormwater runoff with its
primary release of water being through the infiltration of said water
into the ground.
The total width of any land reserved or dedicated as a street,
alley, or pedestrianway.
The surface water discharge and rate of discharge of a given
watershed after a full rain or snow that does not enter the soil but
runs off the surface of the land.
Planted (or having equivalent natural growth) shrubs or trees,
earthen mounds, or fencing.
The process by which soil or other surface material is accumulated
or deposited by wind, water or gravity.
See "building setback line."
A substance that contains the waste products or excrement
or other discharge from the bodies of human beings or animals and
noxious or deleterious substances being harmful or inimical to the
public health, or to animal or aquatic life, or to the use of water
for domestic water supply or for recreation. The term includes any
substance which constitutes pollution under the Clean Streams Law.[3]
A system of sewage collection, conveyance, treatment, and
disposal which will prevent the discharge of untreated or inadequately
treated sewage or other waste into waters of this commonwealth or
otherwise provide for the safe and sanitary treatment and disposal
of sewage or other waste as recognized by the Department of Environmental
Protection.
PUBLIC SEWAGE SYSTEMA publicly owned system of piping, tanks, or other facilities serving two or more lots, which uses a method of sewage collection, conveyance, treatment, and disposal other than renovation in a soil absorption area, or retention in a retaining tank.
PRIVATE COMMUNITY SEWAGE SYSTEMA privately owned system of piping, tanks, or other facilities serving two or more lots, which uses a method of sewage collection, conveyance, treatment, and disposal other than renovation in a soil absorption area, or retention in a retaining tank.
COMMUNITY ON-LOT SEWAGE SYSTEMA sewage facility serving two or more lots, which uses a system of piping, tanks, or other facilities for collecting, treating, and disposing of sewage into a soil absorption area or retaining tank.
INDIVIDUAL ON-LOT SEWAGE SYSTEMAn individual sewage system which uses a system of piping, tanks or other facilities for collecting, treating or disposing of sewage into a soil absorption area or spray field or by retention in a retaining tank.
INDIVIDUAL SEWAGE SYSTEMA system of piping, tanks or other facilities serving a single lot and collecting and disposing of sewage in whole or in part into the soil or into waters of this commonwealth or by means of conveyance to another site for final disposal.
Vehicle trips entering and exiting the site that were using
the facility on the adjacent streets and therefore did not generate
new trips on the road.
The length of road visible to the driver of a vehicle at
any given point in the road when viewing is unobstructed by traffic.
Noninvasive trees with eighteen-inch minimum caliper measured
five feet above grade located outside an existing wooded area.
The existing lot of record proposed for land development,
including subdivision.
An area with a ratio of vertical distance to horizontal distance of greater than 15%, based on two-foot contour interval, and measured over a minimum of three contours and 500 square feet of area. Such areas shall be subject to standards contained in Chapter 220, Zoning.
Water that surfaces, flows, or collects during and subsequent
to rain or snowfall.
Those controls and measures (e.g., storm sewers, berms, terraces,
bridges, dams, basins, infiltration systems, swales, watercourses
and floodplains) used to implement a stormwater management program.
A body of water flowing in a channel within a defined bed
and banks.
A strip of land, including the entire right-of-way, publicly
or privately owned, serving primarily as a means of motorized and
nonmotorized vehicular and pedestrian travel, and furnishing access
to abutting properties. This term shall include the terms avenue,
boulevard, road, highway, freeway, parkway, lane, alley, viaduct or
any other way used for similar purposes. Streets shall conform to
one of the following categories:
ALLEY (SERVICE STREET)A service road that provides secondary means of access to lots. Alleys are on the same level as a local street, and are used in cases of narrow lot frontages. Alleys shall be designed to discourage through traffic. Alleys may be designed as one-lane streets.
ARTERIALAn interregional road in the street hierarchy system that carries vehicle traffic to and from the region as well as any through traffic. Arterials are intended to provide for a greater degree of mobility than land access, hence, individual driveway intersections with arterials should occur sparingly.
COLLECTORA street that provides for medium length travel distances and serves as a connection with local and arterial streets. Major collectors provide land access to major land uses, such as regional shopping centers, large industrial parks, major subdivisions, and community-wide recreation facilities.
MINOR COLLECTORA street that provides for equal amounts of mobility and land access. These streets serve as the main circulation roads within the Borough's neighborhoods.
CUL-DE-SACA street with a single means of ingress and egress and having a turnaround. The design of the turnaround may vary.
LOCALThis classification provides direct access to adjacent land and includes connections to farms, individual residences and commercial properties, and to higher classes of highway systems.
The right-of-way line of any given street.
A street not accepted for dedication to the Borough.
Any man-made object having a stationary location on, below or in land or water, whether or not affixed to the land. Any structure shall be shall be subject to the principal or accessory setbacks of Chapter 220, Zoning, as applicable, unless specifically exempted or unless a specific setback is established for that particular type of structure by Chapter 220, Zoning.
A structure serving a purpose customarily incidental to and
subordinate to the use of the principal use and located on the same
lot as the principal use. Accessory structures include but are not
limited to a household garage, household storage shed, detached carport,
a household swimming pool, or an accessory storage building to a business
use. See definition of "building, accessory."
The division or re-division of a single 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 devises, transfer of ownership, or building,
or lot development.
The site proposed for land development, including subdivision.
Where, in the judgment of the Borough Engineer, at least
90% (based on the cost of the required improvements for which financial
security was posted) 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.
The distance in height (elevation) between the inside and
outside edge of a banked cartway.
An individual registered with the Commonwealth of Pennsylvania
as authorized to measure the boundaries of tracts of land, establish
locations, and perform the requirements of a survey.
A wide shallow ditch that gathers or carries surface water.
The symbol on a survey, plan, or plat shown as "Z" indicating
common ownership of two adjacent lots or tracts.
The relief features or surface configurations of an area
of land.
Is used interchangeably with the term "lot," particularly
in the context or subdivision, where a "tract" is subdivided into
several lots, parcels, units, plots, condominiums, tracts or interests.
An area that is radial to the trunk of a tree in which no
construction activity shall occur. The tree protection zone shall
be the distance from the trunk to the dripline (a line marking the
outer edges of the branches of the tree).
A single or one-directional motorized and/or nonmotorized
vehicle movement.
An allocation of space within a building or structure that
is independent of other such space and that constitutes a separate
use. This shall include both fee simple ownership and leaseholds.
A permanent topographic feature, whether natural or man-made,
that serves to gather and carry flowing surface water such as a permanent
or intermittent stream, a river, creek, brook, run or swale; and which
measured by the width of the channel during normal high water.
All land and water within the confines of a drainage basin.
Areas that are inundated or saturated by surface 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 saturate soil conditions, including swamps, marshes,
bogs and similar areas.
An area not covered by buildings and that is on the same
lot as the subject structure or use and which is measured inward from
a lot line. Regulations of specific districts prohibit principal and
accessory structures within specified required minimum yard setbacks.
A yard measured from along the front lot line (which is the
existing street right-of-way line where it abuts a street) and that
extends the full width of the lot from side lot line to side lot line.
Additionally:
The front yard shall be on a side that faces towards a public
street, whenever on public street abuts the lot.
When a lot abuts two or more streets, the applicant may choose
which is the front yard, unless the Zoning Officer determines that
the front yard should follow the clearly predominant front yard orientation
of the development of abutting lots.
No accessory or principal structure shall extend into the required front yard, except as provided in Chapter 220, Zoning.
Every lot shall include at least one front lot line.
A "yard" extending the full width of the lot and which is
always measured from along the rear line and which establishes the
minimum setback for the subject structure, and which stretches between
the side lot lines parallel to the rear lot line. Additionally:
A "yard" which establishes the minimum setback for the closest
portion of the subject structure, and which is measured from along
the entire length of the side lot line, and which extends from the
front lot line to the rear lot line. Additionally:
A structure shall not extend into the applicable minimum side yard setback, except as provided for in Chapter 220, Zoning.
See "corner lot" provision in Chapter 220, Zoning.
Every lot shall include at least one side lot line, although such lot line may be regulated as a front yard as provided in Chapter 220, Zoning.
