[Ord. 2007-07, 12/11/2007, § 1; as amended by Ord. 2009-03, 9/8/2009, §§ 1, 2]
Specific Words and Phrases. The following words and phrases are defined in order to facilitate the interpretation of this chapter for administrative purposes and for carrying out the provisions of this chapter:
ACCESS DRIVEA minor vehicular cartway providing access between a street and a parking area or garage within a lot or property of a non-single or non-two-family dwelling.
ACCESSORY STRUCTUREA structure subordinate to and detached from the main building on the same lot, the use of which is customarily incidental to that of the principal structure on the lot, but not including a utility shed.
ACCESSORY USEA use customarily incidental and subordinate to the principal use of the main building and located on the same lot with such principal use or main building.
AGENTAny person, other than the landowner, subdivider or developer who, acting for the landowner, subdivider or developer, submits to the Planning Commission and the Township Supervisors subdivision or land development plans for the purpose of obtaining approval thereof.
AGRICULTURAL OPERATIONAn enterprise that is actively engaged in the commercial production and preparation for market of crops, livestock and livestock products and in the production, harvesting and preparation for market or use of agricultural, agronomic, horticultural, silvicultural and aquacultural crops and commodities. The term includes an enterprise that implements changes in production practices and procedures or types of crops, livestock, livestock products or commodities produced consistent with practices and procedures that are normally engaged by farmers or are consistent with technological development within the agricultural industry.
AGRICULTURAL SECURITY DISTRICTSAn area established by a resolution of the Board of Supervisors in accordance with the Agricultural Area Security Law, 3 P.S. §§ 901-915.
ALLEYA public thoroughfare other than a side street that affords only a secondary means of access to abutting property and not intended for general traffic circulation.
APPLICANTA landowner, or developer, as hereinafter defined, who has filed an application for development including his heirs, successors and assigns.
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 filed under the provisions of this chapter.
AREA, BUILDINGThe total areas taken on a horizontal plane at the main grade level of the principal building and all accessory buildings, exclusive of uncovered porches, terraces and steps.
AREA, LOTThe total area within the property lines, excluding any portion that may be used or dedicated as a public or private street or alley.
AUTHORITY, THEA body politic and corporate created pursuant to the Act of May 2, 1945, P.L. 382, No. 164, known as the "Municipality Authorities Act of 1945." For the purpose of this chapter, the reference is to the Manchester Township Municipal Authority.
BLOCKA land area bounded by streets.
BUILDINGAny structure on a lot, having a roof supported by columns or walls and designed and/or intended for the shelter, housing or enclosure of persons, animals or chattels and including covered porches or bay windows and chimneys.
BUILDING COVERAGEPercentage determined by adding together the total areas all building areas and then divided by the lot area.
BUILDING, HEIGHT OFThe vertical distance measured from the mean level of the ground surrounding the building to a point midway between the highest and lowest point of the roof, but not including chimneys, spires, towers, elevator penthouses, tanks and similar projections.
BUILDING SETBACK LINEA line within a property and parallel to a property or street line which delineates the required distance that must be provided between a structure or building and an adjacent street line and/or property line.
CARTWAYThe portion of a street or alley intended for vehicular use.
CLEAR SIGHT TRIANGLEAn area of unobstructed vision at street intersections. It is defined by the center lines of the two streets and by a line of sight between points on their center lines at a given distance from the intersection of the center lines.
COMMISSIONManchester Township Planning Commission.
COMMON OPEN SPACEA parcel or parcels of land or an area of water, or a combination of land and water, within a development plan, designed and intended for the use or enjoyment of residents of the development plan and, where designed, the community at large. Common open space does not include rights-of-way, off-street parking areas, and areas set aside for public facilities. Common open space shall be substantially free of structures but may contain such improvements as approved in the development plan that are appropriate to recreational and other open-space uses of the land, and shall not include playground, athletic field or other open space areas of any schools or churches to be included within the proposed development. (Lands dedicated to the Township count as open space, see §
27-309, Subsection
3D).
The official public document prepared in accordance with the Pennsylvania Municipalities Planning Code, Act 170 of 1988, as amended, consisting of maps, charts and textual material that constitutes a policy guide to decisions about the physical and social development of Manchester Township, as amended from time to time.
CONDOMINIUMA type of multi-family dwelling which has individual ownership of the single dwelling units and an undivided (common) interest or ownership of the common areas and facilities serving the building, such as halls, elevators, lobbies, driveways, parking lots, stormwater facilities, recreation areas and utilities.
CORNER LOTA lot abutting upon two streets at their intersection.
COUNTYAny county of the second class through eighth class. (i.e., County of York).
COUNTY COMPREHENSIVE PLANA land use and growth management plan prepared by the County Planning Commission and adopted by the County Commissioners which establishes broad goals and criteria for municipalities to use in preparation of their comprehensive plan and land use regulation.
COURTAn unoccupied open space, other than a yard, on the same lot with a building, which is bounded on two or more sides by the walls of such buildings.
COURT, INNERA court that does not extend to a street, alley, yard or outer court.
COURT, OUTERA court that extends to a street, alley, yard or other outer court.
CUL-DE-SACA street intersecting another street at one end and terminating at the other in a vehicular turnaround.
CURBThe raised edge of a pavement to confine surface water to the pavement and to protect the abutting land from vehicular traffic.
CURB LEVELThe officially established grade of the curb in front of the mid-point of the lot.
DENSITYThe total number of dwelling units per gross area of the proposed development.
DESIGNATED GROWTH AREAA region within a county or counties described in a municipal or multi-municipal plan that preferably includes and surrounds a city, borough or village, and within which residential and mixed use development is permitted or planned for at densities of one unit to the acre or more, commercial, industrial and institutional uses are permitted or planned for and public infrastructure services are provided or planned.
DEVELOPERAny landowner, agent of such landowner, or tenant with the permission of such landowner, who makes or causes to be made a subdivision of land or a land development.
DEVELOPMENT PLANThe provisions for development of a planned industrial or multiple family residential land development, including subdivision, site plan, restrictive covenants, location and bulk of buildings and other structures, intensity of use of development density, streets, ways, parking facilities, green areas, walkways, common open space and public facilities.
DEVELOPMENT PLAN-PRDThe provisions for development of a planned residential development under the provisions of this chapter, including a plat 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 space and public facilities. The phrase "provisions of the development plan" when used in this chapter shall mean both the written and graphic materials referred to in this definition.
DOUBLE FRONTAGE LOTA lot fronting on two streets other than a corner lot. May also be referred to as a reverse frontage lot.
DRAINAGE FACILITYAny ditch, gutter, pipe, culvert, storm sewer or other structure designed, intended or constructed for the purpose of diverting surface waters from or carrying surface waters off streets, public rights-of-way, parks, recreational areas or any part of any subdivision or contiguous land areas.
DRIVEWAYA paved or unpaved surface other than a street that provides vehicular access from a street or a private road to a lot, to a single- or two-family dwelling.
DWELLINGA building or structure designed for living quarters for one or more families, including trailers (mobile homes) which are supported either by a foundation or by blocks or jacks covered by skirts or are otherwise permanently attached to the land and anchored against wind and water movement but not including, rooming houses, convalescent homes, motels, hotels, tourist homes or other accommodations used for transient occupancy.
DWELLING, SINGLE-FAMILY DETACHEDA building arranged or designed to provide living facilities for one family entirely separated by any other building or structure by space on all sides.
DWELLING, SINGLE-FAMILY SEMIDETACHEDOne building arranged or designed for dwelling purposes where two dwelling units exist, separate from each other by only one party wall and having two side yards.
DWELLING, SINGLE-FAMILY ATTACHED (ROW)A dwelling designed, occupied or used by one family, having two party walls in common with other buildings and no side yards, commonly called row houses or townhouses.
DWELLING, TWO-FAMILY, SEMIDETACHEDA building used by four families, with one dwelling unit arranged over the other, having one side yard, and one party wall in common with another building.
DWELLING, MULTI-FAMILYA building designed, occupied or used by three or more families living independently of each other, wherein each dwelling unit or apartment shall contain private bath and kitchen facilities; including apartment houses.
DWELLING UNITOne or more rooms used for living and sleeping purposes and having a kitchen with fixed cooking facilities and toilet and bathroom facilities and arranged for occupancy by not more than one family.
EASEMENTA limited right of use granted in private land for public or quasi-public purpose, wherein no structure may be constructed.
EMERGENCY ACCESS WAYAn easement stabilized to support emergency equipment and blocked to prohibit daily vehicular movement, providing a secondary means of egress from properties not served by more than one public thoroughfare or street.
ENGINEERA professional engineer licensed as such in the Commonwealth of Pennsylvania.
FLOODPLAIN DISTRICTThe area noted on the FEMA Flood Insurance Rate Map and noted as special flood hazard areas (SFHAs) subject to inundation by the 1% annual chance flood. The 1% annual chance of flood (one-hundred-year flood), also known as the base flood, is the flood that has a 1% chance of being equaled or exceeded in any given year. The special flood hazard area is the area subject to flooding by the 1% annual chance flood. Areas of the special flood hazard include Zones A and AE.
FLOOR AREA OF A BUILDINGThe sum of the gross horizontal areas of the several floors of a building and its accessory buildings on the same lot, excluding cellar and basement floor areas not devoted to residential use, but including the area of roofed porches and roofed terraces. All dimensions shall be measured between exterior faces of walls.
FORESTRYThe management of forests and timberlands when practiced in accordance with accepted silvicultural principles, through developing, cultivating, harvesting, transporting and selling trees for commercial purposes, which does not involve any land development.
FRONTAGEThe horizontal or curvilinear distance along the street line upon which a lot abuts.
FUTURE GROWTH AREAAn area of a municipal or multi-municipal plan outside of and adjacent to a designated growth area where residential, commercial industrial and institutional uses and development are permitted or planned at varying densities and public infrastructure services may or may not be provided, but future development at greater densities is planned to accompany the orderly extension an provision of public infrastructure services.
FUTURE RIGHT-OF-WAYThe right-of-way width required for the expansion of existing streets to accommodate anticipated future traffic loads.
GRADEThe slope expressed in a percent that indicates the rate of change of elevation in feet per 100 feet.
GRADE, FINISHEDThe completed surfaces of lawns, walks and roads brought to grades as shown on official plans or designed relating thereto.
GROSS RESIDENTIAL DENSITYThe number of dwelling units divided by the land area proposed to be used for residential purposes, excluding interior or exterior rights-of-way and lands intended for commercial or other nonresidential uses, but including interior parking areas, sidewalks, parks, playgrounds and common open space.
HARDSHIPA condition not caused by the subdivider for which he may request a hardship modification.
HARDSHIP MODIFICATIONThe granting of an exception to these regulations which in the opinion of the Township will not be detrimental to the general welfare, impair the intent of this chapter or conflict with the Comprehensive Plan. Such modifications are granted only for reason of undue hardship as determined by the Board of Supervisors.
IMPERVIOUS SURFACEA surface that does not absorb rain, including all buildings and other structures, parking areas, driveways, roads, sidewalks, storage areas and areas of concrete and nonporous asphalt and other such area as shall be determined to be nonporous by the Township Engineer.
IMPROVEMENTSPavements, curbs, gutters, sidewalks, water mains, sanitary sewers, storm sewers, grading, street signs and planting and other items for the welfare of the property owners and the public.
IN HOUSE STAFF REVIEWAn informal meeting at which time the Township and its consultant discuss various aspects of a formally submitted subdivision or land development plan prior to the formal presentation before the Planning Commission.
LAND DEVELOPMENTAny of the following activities:
(1) The improvement of one lot or two or more contiguous lots, tracts or parcels of land for any purpose involving:
(a) A group of two or more residential or nonresidential buildings, whether proposed initially or cumulatively, or a single nonresidential building on a lot or lots regardless of the number of occupants or tenure.
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.
Development in accordance with Part 4.
New nonresidential structure, facility or impervious areas.
Expansion of an existing non-single-family detached or semidetached residential facility:
1) By 5,000 or more square feet.
By 10% or more of the existing structures or impervious surfaces.
That requires additional expansion or review of the stormwater management facilities.
LANDOWNERThe legal or beneficial owner or owners of land including the holder of an option or contract to purchase (whether or not such option or contract is subject to any condition), a lessee if he is authorized under the lease to exercise the rights of the landowner, or other person having a proprietary interest in land.
LOCATION MAPA map showing the site with relation to adjoining areas.
LOTA designated parcel, tract or area of land established by a plan or otherwise as permitted by law to be used, developed or built upon as a unit.
LOT AREAThe area contained within the property lines of the individual parcels of land as shown on a plan, excluding any area within a street right-of-way, but including the area of any easement.
LOT, CORNERA lot with two adjacent sides abutting on streets which has an interior angle of less than 135° at the intersection of the two street lines. A lot abutting on a curved street shall be considered a corner lot if the tangents to the curve at the points of intersection of the side lot lines with the street line intersect at an interior angle of less than 135°.
LOT COVERAGEThe total of impervious areas including building area divided by lot area.
LOT DEPTHThe horizontal distance measured between the street right-of-way line and the closest rear property line. On corner and reverse frontage lots, the depth shall be measured from the street right-of-way line of the street of address to the directly opposite property line.
LOT LINESThe boundary lines of a lot as defined herein.
LOT WIDTHThe distance measured between the side lot lines at the required or proposed building setback line.
| (a) | When there is only one side lot line, as in the case of single-family semi-detached or some single-family attached dwellings, the lot width shall be measured between the side lot line and the center line of the party wall. |
| (b) | For interior single-family attached dwellings, lot width shall be measured between the center lines of party walls. |
| (c) | On corner lots, lot width shall be measured between the right-of-way line for the non-address street and directly opposite property line. |
An authority created by Manchester Township primarily to finance and oversee the construction of public improvements including, but not limited to, sanitary sewer lines within Manchester Township.
MEDIATIONA voluntary negotiating process, in which parties in a dispute mutually select a neutral mediator to assist them in jointly exploring and settling their differences, culminating in a written agreement, which the parties themselves create and consider acceptable.
MINERALSAny aggregate or mass of mineral matter, whether or not coherent. The term includes, but is not limited to, limestone and dolomite, sand and gravel, rock and stone, earth, fill, slag, iron ore, zinc ore, vermiculite and clay, anthracite and bituminous coal, coal refuse, peat and crude oil and natural gas.
MOBILE HOMEA 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.
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.
MOBILE HOME PARKA 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.
MUNICIPAL ENGINEERA professional engineer licensed as such in the Commonwealth of Pennsylvania, duly appointed as the engineer for a municipality, planning agency or joint Planning Commission.
MUNICIPALITYAny city of the second class A or third class, borough, incorporated town, township of the first class or second class and county of the second class A through eighth class. (Manchester Township)
MUNICIPALITIES PLANNING CODE (MPC) (ACT 247)Enabling legislation that prescribes how municipalities regulate land use issues with their boundaries or jointly with other municipalities. Also known as Act of 1968, P.L. 805, No. 247 as re-enacted and amended, 53 P.S. § 10101 et seq.
NONCONFORMING LOTA lot the area or dimension of which was lawful prior to the adoption or amendment of a zoning ordinance, but which fails to conform to the requirements of the zoning district in which it is located by reasons of such adoption or amendment.
NONCONFORMING STRUCTUREA structure or part of a structure manifestly not designed to comply with the applicable use or extent of use provisions in a zoning ordinance or amendment heretofore or hereafter enacted, where such structure lawfully existed prior to the enactment of such ordinance or amendment or prior to the application of such ordinance or amendment to its location by reason of annexation. Such nonconforming structures include, but are not limited to, nonconforming signs.
NONCONFORMING USEA use, whether of land or of structure, which does not comply with the applicable use provisions in a zoning ordinance or amendment heretofore or hereafter enacted, where such use was lawfully in existence prior to the enactment of such ordinance or amendment, or prior to the application of such ordinance or amendment to its location by reason of annexation.
NONCONFORMITY, DIMENSIONALAny aspect of a land use that does not comply with any size, height, bulk, setback, distance, landscaping, coverage, screening, or any other design or performance standard specified by Chapter
27, "Zoning," where such dimensional nonconformity lawfully existed prior to the adoption of Chapter
27, "Zoning," or amendment thereto.
An area of land to be developed as a residential community in which the dimensions of the individual lots may be reduced, but in which common areas are provided so that the overall density required in that zoning district is maintained and in which open space constitutes an outdoor playground area or sports field, open space or scenic vista.
OWNERThe owner of record of a parcel of land.
PARKING SPACEThe space within a building, or on a lot or parking lot, for the parking of one automobile.
PLANNED RESIDENTIAL DEVELOPMENT (PRD)An area of land, controlled by a landowner, to be developed as a single entity under the provisions of previous Township Ord. 1981-4, PRD Ordinance, October 23, 1981, as amended and repealed by Ord. 1993-05, June 8, 1993.
PLANThe map or plan of a subdivision or land development, whether sketch, preliminary or final.
PLAN, FINALA complete and exact subdivision or land development plan, prepared as for official recording, to define property rights and proposed streets and other improvements.
PLAN, PRELIMINARYA tentative subdivision or land development plan, in lesser detail than a final plan, showing the salient existing features of a tract and its surroundings and approximate proposed street and lot layout as a basis for consideration prior to preparation of a final plan.
PLAN, RECORDAn exact copy of the approved final plan prepared for necessary signatures and recording with the York County Recorder of Deeds.
PLAN, SKETCHAn informal plan, not necessarily to scale, indicating salient existing features of a tract and its surroundings and the general layout of the proposed subdivision or land development for discussion purposes only and not to be presented for approval.
PLATThe map or plan of a subdivision or land development, whether preliminary or final.
PRESERVATION OR PROTECTIONWhen used in connection with natural and historic resources, shall include means to conserve and safeguard these resources from wasteful or destructive use, but shall not be interpreted to authorize the unreasonable restriction of forestry, mining or other lawful uses of natural resources.
PRIME AGRICULTURAL LANDLand used for agricultural purposes that contains soils of the first, second or third class as defined by the United States Department of Agriculture natural resource and conservation services county soil survey.
PRIVATENot publicly owned, operated or controlled.
PRIVATE STREET OR ROADA roadway that provides direct access to not more than two residential lots having a right-of-way of not less than 50 feet and that can be used only by traffic having a destination in that immediate area.
PUBLICOwned, operate or controlled by a governmental agency (Federal, State or local, including a corporation created by law for the performance of certain specialized governmental functions and the Department of Education).
PUBLIC GROUNDSInclude:
(1) Parks, playgrounds, trails, paths and other recreational areas and other public areas.
Sites for schools, sewage treatment, refuse disposal and other publicly owned or operated facilities.
Publicly owned or operated scenic and historic sites.
PUBLIC HEARINGA formal meeting held pursuant to public notice by the governing body or planning agency, intended to inform and obtain public comment, prior to taking action in accordance with this chapter.
PUBLIC INFRASTRUCTURE AREAA designated growth area and all or any portion of a future growth area described a county or multi-municipal comprehensive plan where public infrastructure services will be provided and outside of which such public infrastructure services will not be required to be publicly financed.
PUBLIC INFRASTRUCTURE SERVICESServices that are provided to areas with densities of one or more units to the acre, which may include sanitary sewers and facilitates for the collection and treatment of sewage, water lines and facilitates for the pumping and treating of water, parks and open space, streets and sidewalks, public transportation and other services that may be appropriated within a growth area, but shall exclude fire protection and emergency medical services and any other service required to protect the health and safety of residents.
PUBLIC MEETINGA forum held pursuant to notice under 65 Pa.C.S.A., Ch.
7 (relating to open meetings).
Notice published once each week for two successive weeks in a newspaper of general circulation in the municipality.
(1) Such notice shall state the time and place of the hearing and the particular nature of the matter to be considered at the hearing.
The first publication shall not be more than 30 days and the second publication shall not be less than seven days from the date of the hearing.
PUBLIC PARKS AND RECREATION AREASLocations for leisure-time activities including, but not limited to, sports and entertainment, that are open to anyone without restriction, except for the rules and standards of conduct and use (see "public").
PUBLIC SEWERA municipal sanitary sewer system, or a comparable common or package sanitary facility approved by the State of Pennsylvania, Department of Environmental Protection.
PUBLIC UTILITY BUILDINGS AND STRUCTURESAny structure, which belongs to a public utility for, uses such as electrical, telephone, gas, water, sewer and cable services which are regulated by the PUC or any other governmental agency.
PUBLIC WATERA municipal water supply system, or a comparable common water facilities approved by the State of Pennsylvania, Department of Environmental Protection.
RENEWABLE ENERGY SOURCEAny method, process or substance whose supply is rejuvenated through natural processes and, subject to those natural processes, remains relatively constant including, but not limited to, biomass conversion, geothermal energy, solar and wind energy and hydroelectric energy and excluding those sources of energy used in the fission and fusion processes.
RESUBDIVISIONAny subdivision or transfer of land, laid out on a plan which has been approved by the Board of Supervisors which changes or proposes to change property lines and/or public rights-of-way not in strict accordance with a previously approved and recorded plan.
REVERSE FRONTAGE LOTA lot extending between and having frontage on a major street and a minor street with vehicular access solely from the latter.
RIGHT-OF-WAYA strip of land occupied or intended to be occupied by a street crosswalk, railroad, road, electric transmission line, oil or gas pipeline, water main, sanitary or storm sewer main, shade trees, or for another special use. If the right-of-way involves maintenance by a public agency, it shall be dedicated to public use by the maker of the plat on which such right-of-way is established.
RURAL RESOURCE AREAAn area described in a municipal or multi-municipal plan within which rural resource uses including, but not limited to, agriculture, timbering, mining, quarrying and other extractive industries, forest and game lands and recreation and tourism are encouraged and enhanced, development that is compatible with or supportive of such uses in permitted, and public infrastructure services are not provided except in villages.
SANITARY SEWER SYSTEMA system of piping and appurtenances whether municipally or privately owned, designed for the collection and transmission of liquid and water carried wastes from residences, commercial buildings, industrial plants and institutions to a control waste water treatment plan for treatment and discharge (not including septic tanks).
SCREEN PLANTINGA vegetative material of sufficient height and density to conceal from the view of adjoining property owners the structures and uses on the premises on which the screen planting is located.
SIGHT DISTANCEThe length of street, measured along the center line, which is continuously visible from any point three feet above the center line.
SPECIAL EXCEPTIONA use permitted in a particular zoning district pursuant to the provisions of Articles VI and IX (of the MPC), 53 P.S. §§ 10601 et seq., 10901 et seq., and of Chapter
27 of the Manchester Township Code of Ordinances.
A strip of land, including the entire right-of-way, intended primarily as a means of vehicular and pedestrian travel. Street includes avenue, boulevard, road, highway, freeway, parkway, land, alley, viaduct and any other ways used or intended to be used by vehicular traffic or pedestrians whether public or private. Streets are further classified as follows:
| ARTERIAL STREET/HIGHWAY — A street or road which is used primarily for fast or heavy traffic, including all roads classified as main and secondary highways by the Pennsylvania Department of Transportation and all roadways identified in the Township Comprehensive Plan as arterial streets or highways. |
| COLLECTOR STREET — A street that carries traffic from minor streets to the major system of arterial streets, including the principal entrance streets of a residential development and streets within such a development and all roadways identified in the Township Comprehensive Plan as collector streets. |
| LOCAL STREET — A street that is used primarily for access to the abutting properties. |
| MAJOR ARTERIAL STREET — Any thoroughfare so designated by the Manchester Township Comprehensive Plan. |
| MARGINAL ACCESS STREET — Minor streets, parallel and adjacent to major traffic streets providing access to abutting properties and control of intersections with the major traffic street. |
| PRIVATE STREET/ROADWAY — A roadway that provides direct access to not more than two lots having a right-of-way width of not less than 50 feet and that can be used only by traffic having a destination in that immediate area. |
| SERVICE STREET/DRIVE OR ALLEY — A minor street, which is used primarily for vehicles service access to the back or the side of properties otherwise abutting a street. |
The officially established grade of the street upon which a lot fronts or in its absence, the established grade of other streets upon which the lot abuts, at the midway of the frontage of the lot thereon.
(1) If there is no officially established grade, the existing grade of the street at some midpoint shall be taken as the street grade.
STREET LINEThe dividing line between the street and lot, also known as right-of-way line.
STRUCTUREAny man-made object having an ascertainable stationary location on or in land or water, whether or not affixed to the land.
SUBDIVIDERAny person, firm or corporation who subdivides land deemed as a subdivision as defined in this chapter, said person, firm or corporation acting as owner or authorized agent of the landowner, a developer.
SUBDIVISIONThe division or re-division 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, transfer, ownership or building or lot development.
(1) 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 residential dwellings, shall be exempted.
SUBSTANTIALLY COMPLETEDWhere, in the judgment of the municipal engineer, at least 90% (based on the cost of the required improvements for which financial security was posted pursuant to §
22-509) 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.
A plan showing all present and proposed grades and facilities for stormwater drainage.
TOWNSHIPManchester Township, York County, Pennsylvania, as represented by the Board of Township Supervisors or their duly authorized agents.
UNDEVELOPED LANDLand in parcels sufficiently large for future subdivision, which is presently in agriculture, woodland or lying fallow.
USEThe specific purpose, for which land or a building is designed, arranged, intended or for which it is or may be occupied or maintained. The term "permitted use" or its equivalent shall not be deemed to include any nonconforming use.
ACCESSORY USEUses customarily incidental and subordinate to the principal use, building or structure, and located on the same lot with this principal use, building or structure.
PRINCIPAL USEThe main or primary use of property, buildings, or structures.
VARIANCERelief granted pursuant to the provisions of Articles VI and IX (of the MPC), 53 P.S. § 10601 et seq., 10901 et seq., and Chapter
27 of the Manchester Township Code of Ordinances.
A system of piping and appurtenances whether municipally or privately owned, designed for the transmission and distribution of safe, potable water from centralized water supply or source to residences, commercial buildings, industrial plants or institutions (not including individual on-lot wells).
WATER SURVEYAn inventory of the source, quantity, yield and use of groundwater and surface-water resources within a municipality.
YARDA space open to the sky and unoccupied by any building, structure, or merchandise for display or sale, located on the same lot with a building or structure.
YARD, BUFFERA space open to the sky and unoccupied by any building, structure, or merchandise for display or sale, located on the same lot with a building or structure, but in addition to and outside of the required front yard, rear yard, and side yards.
(1) Plantings may be permitted to provide additional screening from one use to another.
YARD, EXTERIORAn open, unoccupied space between the buildings of a dwelling group or its accessory buildings and the project boundary or street line.
YARD, FRONTA yard on the same lot with a main building extending the full width of the lot, exclusive of any buffer yards, and situated between the street line or rear line of a buffer yard and the required front building line projected to the side lines of the lot.
YARD, INTERIORAn open, unoccupied space between the buildings of a dwelling or its accessory buildings; not a front, side or rear yard.
YARD, REARA yard on the same lot with a main building extending the full width of the lot, exclusive of any buffer yards, and situated between the rear line of the lot or buffer yard or if none from the conjunction of the two lot side lines and the required rear building lines projected to the side lines of the lot. On a corner lot, the rear yard should be the yard line opposite the street of address.
YARD, SIDEA yard on the same lot with a main building situated between the required setback line and the side line of the lot or rear yard. Any lot line not a rear line or a front line shall be deemed a side line. On a corner lot, there should only be one side yard.