As used throughout this chapter, the following words and phrases shall have the particular meanings as assigned by this section:
ADMINISTRATORThe person qualified and officially appointed by the Township to manage the grading and excavation section.
ALLEYA public thoroughfare which affords only a secondary means of access to an abutting property and which is not intended for general traffic circulation.
ALTERATIONAny change, addition or modification in construction, or any change in the structural members of a building, such as load-bearing walls, columns, beams or girders.
APARTMENTOne or more rooms with private bath and kitchen facilities comprising an independent, self-contained dwelling unit in a building containing three or more dwelling units.
APPLICANTA landowner or developer, as hereinafter defined, who has filed an application for development, including his heirs, successors and assigns.
AS-BUILT PLANSPlans and profiles prepared by an engineer or surveyor showing the exact location, size, grade and depth of all public improvements after completion, including Y-branches and laterals for future house connections.
AUTHORIZED AGENTPerson or individual having legal power of attorney for another person or company.
BASEMENT or CELLARThat portion of the building that is underground but having at least half its clear height below the average grade of the adjoining ground. A basement shall be considered a story if more than half its clear height is above the average grade of the adjoining ground.
BEDROCKThe natural rock layer, hard or soft, in place at ground surface or beneath unconsolidated surface deposits.
BEST MANAGEMENT PRACTICE (BMP)Activities, facilities, designs, measures or procedures used to manage stormwater impacts from regulated earth disturbance activities, to meet state water quality requirements, to promote groundwater recharge and to otherwise meet the purposes of this chapter.
BLOCKA unit of land bounded by streets or by a combination of streets and public land, railroad rights-of-way, waterways, or any other barrier to the continuity of development.
BOARD OF SUPERVISORSThe elected governing body of the Township of Cecil, Washington County, Pennsylvania.
BUFFER AREAA landscaped area within which no structure or building is permitted except a wall or fence of a certain depth specified by this chapter, which is planted and maintained in shrubs, bushes, trees, grass, ground cover or other natural landscaping material, consisting of a mix of types and sizes of plant material which, within three years of planting, meets the standard of providing a compact year-round visual screen.
BUILDINGAny structure, with walls and a roof, designed, built and used for the shelter, protection or enclosure of persons, animals or property, and which is permanently affixed to the land. A building is also a structure.
BUILDING HEIGHTThe vertical distance from the average finished grade (as measured around the entire perimeter of the building) to the highest point of the roof for flat roofs, to the deckline of mansard roofs, and to the mean height between eaves and peak for gable, hip or gambrel roofs. The following shall not be included in calculating height: chimneys, spires, towers, domes, masts, mechanical penthouses, and aerials.
BUILDING PERMITA permit issued by Cecil Township stating that a proposed construction or improvement complies with the provisions of this chapter and such other parts of the Township Code as may be applicable. (Also known as "zoning permit.")
CARTWAYThe paved area of a street between the curbs, including travel lanes and parking areas, but not including shoulders, curbs, sidewalks or swales. If curbs are lacking and parking is restricted to the shoulders, the cartway is defined as the travelway.
CEMETERYLand used or intended to be used for the burial of human or animal dead and dedicated for cemetery purposes, including crematories, mausoleums, and mortuaries, if operated in connection with and within the boundaries of such cemetery, for which perpetual care and maintenance is provided.
CLUSTER MAILBOX UNITS (CBU)A structure or shelter housing multiple mailbox units to serve each residential dwelling of the development for the expressed purpose of regular mail delivery provided by the United States Postal Service (USPS).
[Added 6-6-2016 by Ord. No. 6-2016]
The duly authorized Cecil Township Planning Commission, as appointed by the Board of Supervisors.
COMMON OPEN SPACEA parcel or parcels of land, or an area of land or an area of water, or a combination of land and water within a development site designed and intended for the dedication to and use and enjoyment of residents of a development, but not including streets and areas set aside for public utilities.
COMPREHENSIVE PLANA plan adopted by the Cecil Township Board of Supervisors for the future development of the Township, pursuant to state law, and including any part of such plan separately adopted and any amendment to such plan, or parts thereof. The document shall include all components identified in Section 301 of the Pennsylvania Municipalities Planning Code.
CONSERVATION EASEMENTAn area or strip of land which shall remain in a natural state, in perpetuity, free from improvement except for access road crossings and trails.
CONSTRUCTION PLANSThe maps, drawings and textual descriptions accompanying a subdivision plat and showing the specific location and design of public improvements to be installed in the subdivision in accordance with the requirements of this chapter as a condition of plat approval.
CONTROL FACILITYA method of controlling stormwater runoff by slowing, dampening or retarding of runoff flows entering the natural drainage pattern or storm drainage system by temporarily holding water on a surface area such as a detention basin, parking lot, swale or within the drainage system itself, and releasing the water at a controlled rate of discharge.
COUNTYThe County of Washington, Pennsylvania.
COVENANTA private legal restriction on the use of land contained in the deed to the property.
CUL-DE-SACA minor street intersecting another street at one end and terminated at the other by a vehicular turnaround.
CULVERTA drain, ditch or conduit not incorporated in a closed system that carries drainage water under a driveway, roadway, railroad, pedestrian walk, or public way.
CUTA portion of land surface or area from which earth has been removed by excavation. The difference in elevation between a point on the original ground and designated point of lower elevation on the final grade.
DEDICATIONThe setting apart of land or interests in land for use by the public, by ordinance, resolution or the recording of a plat.
DENSITYA measure of the number of dwelling units permitted per acre.
DENSITY, GROSSThe number of dwelling units per acre of the total land to be developed, including public rights-of-way.
DENSITY, NETThe number of dwelling units per acre of land when the acreage involved includes only the land devoted to residential uses, excluding public rights-of-way and other public land.
DEPARTMENT OF ENVIRONMENTAL PROTECTION (DEP)The Pennsylvania Department of Environmental Protection, its bureaus, divisions, departments, and/or agencies, as may from time to time be established, or such department or departments as may, in the future, succeed it.
DESIGNATED FLOODPLAIN DISTRICTSThose floodplain districts specifically designated in this chapter as being inundated primarily by the one-hundred-year flood. Included are areas identified as Floodway District (FW), Flood Fringe District (FF), and the Approximated Floodplain District.
DETENTION PONDAn area in which surface water runoff is temporarily stored pending its release at a controlled rate.
DEVELOPERThe legal or beneficial owner or owners of a lot or of any land included in a proposed development, including the holder of an option or contract to purchase or other persons having enforceable proprietary interests in such land. An option or contract can be conditioned on Township approval.
DEVELOPMENTAny modification of the natural landscape above and below ground or water on a particular site, including but not limited to the division of land into two or more parcels; the construction, reconstruction, conversion, structural alteration, relocation or enlargement of any structure; the placement of mobile homes; or the mining, dredging, filling, grading, paving, excavation or disturbance of land, including within flood hazard areas. Any use or extension of the use of land.
DRAINAGEThe removal of surface water or groundwater from land by drains, grading or other means, including runoff controls to minimize erosion and sedimentation during and after construction or development.
DRAINAGE FACILITYAny ditch, gutter, culvert, storm sewer, or other structure designed, intended or constructed for the purpose of carrying, diverting or controlling surface water or groundwater.
DRAINAGE RIGHT-OF-WAYThe lands required for the installation of storm sewers or drainage ditches, or required along a natural stream or watercourse for preserving the channel and providing for the flow of water therein to safeguard the public against flood damage.
DRIVEWAYA private roadway providing access to a street or highway.
DWELLINGAny building that contains one or more dwelling units used, intended or designed to be built, used, rented, leased, let or hired out to be occupied, or which are occupied for living purposes, not including hotels and motels or boardinghouses and lodging houses.
DWELLING, SINGLE-FAMILYA residential building containing one dwelling unit and which is the only principal structure on the lot and is separated by open space around the entire perimeter.
DWELLING, TWO-FAMILYA residential building containing two independent dwelling units, each having a separate entrance, and which is the only principal building on the lot.
DWELLING, MULTIFAMILYA residential building or portion thereof containing three or more dwelling units, including triplexes, fourplexes, garden apartments, high-rise apartments and townhouses.
DWELLING, TOWNHOUSE (ROW HOUSE)A multifamily residential dwelling no more than three stories in height which contains at least three or more single-family attached dwelling units, each of which are separated from the adjoining unit or units by a continuous, unpierced vertical wall extending from the foundation to the roof, with open space on at least two sides.
DWELLING, GARDEN APARTMENTA multifamily residential building no more than three stories in height, containing five or more dwelling units which share a common entrance to the outside, usually through a common corridor, and which dwelling units may have other dwelling units either above or below them.
DWELLING UNITA single unit providing complete independent living facilities for one or more persons, including permanent provisions for living, sleeping, eating, cooking and sanitary facilities. The term shall not include recreational vehicles.
EASEMENTAn authorization or grant by a property owner to specific person(s) or to the public to use land for specific purposes, where the ownership of such easement is retained by the granting party.
ELEVATIONA. A point or series of points (contours) which are a common distance above sea level or other alternate fixed point of reference.
A fully dimensioned drawing of the front, rear or side of a building showing features such as windows, doors and relationship of grade to floor level.
ENGINEERA registered professional engineer in the Commonwealth of Pennsylvania.
ENGINEERING SPECIFICATIONSThe engineering criteria of the Township regulating the installation of any public improvement or facility. In the absence of such Township engineering criteria, the applicable standards of the Washington County Subdivision and Land Development Ordinance shall apply.
ENGINEERING, GEOLOGISTA person who holds a degree in geology from an accredited college or university and who has training and experience in the field of engineering geology.
EPAThe United States Environmental Protection Agency.
EROSIONThe removal of surface materials by the action of natural elements.
ESCROWThe arrangement for the handling of instruments or money not to be released by the Township until specific conditions are met.
ESSENTIALLY DRY SPACEA building space that will remain dry during flooding except for the passage of some water vapor or minor seepage, rendering the structure substantially impermeable to the passage of water.
EVERGREENA plant having foliage that remains on the plant throughout the year.
EXCESSIVE SLOPEDefined as one of the following groups: those slopes as identified on the USDA-NRCS soil group map as steep slopes of 25% or more or those slopes identified on the topographic survey prepared by a land surveyor registered in the Commonwealth of Pennsylvania as any area where, over a one-hundred-foot horizontal distance, the slope exceeds 25% from the top to bottom of the break in grade. Said break in grade must be at least a change in grade of 5% before consideration. All areas over 25% must be outlined on the topographic plan.
EXCAVATIONAny act by which earth, sand, gravel, rock, mineral substances, or organic substances, other than vegetation, is dug into, cut, quarried, uncovered, removed, displaced, relocated, or bulldozed, including the conditions resulting therefrom.
FACADEAny side of a building below the eaves that is visible from any abutting right-of-way.
FARMAny parcel of land containing at least 10 acres of contiguous ground used for agriculture, as defined by this chapter.
FENCEA structure, including entrance and exit gates or openings, designed and constructed for enclosure, screening, protection, confinement or privacy.
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, including the conditions resulting therefrom. The difference in elevation between a point on the original ground and designated point of higher elevation on the final grade. The material used in the act of filling.
FLOODA general and temporary condition of partial or complete inundation of normally dry land areas from the overflow, the unusual and rapid accumulation or the runoff of surface waters from any source.
FLOODPLAINThe channel proper and the areas adjoining any wetland, lake or watercourse, including floodway fringe areas, which have been or hereafter may be covered by the regulatory flood. The floodplain includes both the floodway and the floodway fringe and is shown on the FIRM maps.
FLOODPROOFINGAny combination of structural and nonstructural additions, changes or adjustments to structures which reduce or eliminate flood damage to real estate or improved real property, water and sanitary facilities, structures and their contents.
FLOOD, REGULATORY BASEThat flood having a peak discharge which can be expected to be equaled or exceeded on the average of once in a one-hundred-year period, as shown on the FIRM map(s).
FLOODWAYThe channel of a river or stream and areas adjoining the channel which are reasonably required to carry and discharge the floodwater of such river or stream. For purposes of this chapter, the floodway shall be capable of accommodating a flood of the one-hundred-year magnitude.
FLOODWAY FRINGEThose portions of the flood hazard area lying outside the floodway as shown on the FIRM map(s).
FLOOR AREA, GROSSThe sum, in square feet, of the floor areas of all roofed portions of a building, as measured from the exterior walls.
FLOOR AREA, NETThe gross floor area of the specified use, excluding stairs, washrooms, elevator shafts, maintenance shafts and rooms, etc., but including corridors, storage areas, and other areas not accessible to the public.
FRONTAGEThe side of a lot abutting a street or way and regarded as the front of the lot. The length of any one property line of a premises, which property line abuts a legally accessible street right-of-way. All sides of a lot adjacent to streets shall be considered frontage. For lots which do not abut a street, frontage shall be defined as the side of the lot through which the lot has access to a street.
FRONTAGE ROADA local road or auxiliary road parallel to an arterial, established for control of access and providing access to abutting property and adjacent areas. Also called a "marginal access street."
GRADEThe mean elevation of the ground adjoining a building on all sides as referenced from the center line of the adjacent street(s).
GRADE, FINISHEDThe elevation of the finished surface of the ground adjoining a structure after final grading and normal settlement.
GRADINGAny excavation or filling or combination of any act where earth, sand, gravel or rock is placed, pushed, dumped, pulled, transported or moved to a new location above or below the natural surface of the ground, including the conditions resulting from any excavation or fill. The plowing of, stripping of, or timbering of land for agricultural purposes shall not be considered as grading.
HAZARDA danger or potential danger to life, limb or health, or an adverse effect or potential adverse effect to the safety, use or stability of property, waterways, public ways, structures, utilities and storm sewers, including stream pollution.
HEIGHT OF STRUCTURES (OTHER THAN BUILDINGS)The vertical distance measured from the average finished grade (as measured around the entire perimeter of the building) to the highest point of the structure. (See "building height" and "sign height.")
HISTORIC STRUCTUREAny structure that is:
A. Listed individually in the National Register of Historic Places (a listing maintained by the Department of the Interior) or preliminarily determined by the Secretary of the Interior as meeting the requirements for individual listing on the National Register;
Certified or preliminarily determined by the Secretary of the Interior as contributing to the historical significance of a registered historic district or a district preliminarily determined by the Secretary to qualify as a registered historic district;
Individually listed on a state inventory of historic places in states with historic preservation programs which have been approved by the Secretary of the Interior; or
Individually listed on a local inventory of historic places in communities with historic preservation programs that have been certified either by an approved state program as determined by the Secretary of the Interior or directly by the Secretary of the Interior in states without approved programs.
HOMEOWNERS' ASSOCIATIONA community association, other than a condominium association, which is organized in a development, in which individual owners share common interests in open space or facilities.
ILLUSTRATIVE SITE PLANA topographic and boundary survey of property zoned special district, proposed for development, which includes a written description of the various categories of the proposed land uses, but which does not show the precise locations of proposed buildings; the major street network proposed to provide access to the areas proposed for development, but not necessarily the streets or driveways internal to the proposed development sites; and the location of the site with respect to surrounding properties and the existing street network. The plan shall be in sufficient detail to show compliance with all applicable requirements, standards and criteria of this Code regarding illustrative site plans.
IMPROVEMENTSAny permanent structure that becomes part of, is placed upon, or is affixed to real estate, which serves the purpose to render land suitable for the use intended, including, but not limited to, grading, paving, curbing, and installation of streetlights and signs, fire hydrants, water mains, electric service, gas service, sanitary sewers, storm drains, sidewalks, crosswalks, driveways, culverts and street trees; any physical construction and all modifications of the natural landscape, above and below the ground or water, on a particular site.
IMPROVEMENTS, PRIVATEThose improvements done at the option of the property owner, intended to benefit that property owner, his or her heirs or assigns.
IMPROVEMENTS, PUBLICThose improvements, either required by municipal ordinance or regulations or installed at the option of the property owner, which are proposed or required to be turned over to a public entity for the permanent use and benefit of current and future property owners.
INCIDENTALBeing likely to ensue as a chance or minor consequence.
INDUSTRIAL USEThose uses of economic activity, including, for example, forestry, fishing, hunting and trapping; mining; construction; manufacturing; transportation, communication, electric, gas and sanitary services; and wholesale trade.
INFRASTRUCTUREThe fixed public works and facilities necessary in a community, such as sewers, water systems and streets.
INSPECTORThe Township Engineer or his authorized representative, whose duty it is to administer compliance with approved plans and permits.
INSTITUTIONAL USEPublic and quasi-public land uses which enhance the community's quality of life, including schools, churches, libraries or hospitals, but not including such uses as utility plants or public garages.
ITEM OF INFORMATIONA word, a group of initials, a logo, an abbreviation, a number, a symbol or a geometric shape.
LAND DEVELOPMENTA. The improvement of one lot or 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
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 Section 503(1.1) of the Pennsylvania Municipalities Planning Code.
LANDSCAPE PLANA plan prepared by a registered architect, engineer or land surveyor, or a site plan preparer acceptable to the Township, identifying each tree and shrub by size and type and location for planting. The plan shall include a planting diagram and any necessary reports to show method of planting, mulching and grass plantings.
LAND USE CATEGORYA category of land use, including residential, commercial and industrial, which is shown on a subdivision plat for properties zoned special district within an approved illustrative site plan and which indicates the intended use and establishes the applicable zoning regulations for development of a lot or tract within the illustrative site plan.
LOADING SPACE, OFF-STREETSpace logically and conveniently located for bulk pickups and deliveries, scaled to delivery vehicles expected to be used, and accessible to such vehicles when required off-street parking spaces are filled.
LOTA parcel of land intended to be separately owned, developed or otherwise used as a unit. A parcel of land occupied or intended to be occupied by a building and its accessory buildings, or by group dwellings and their accessory buildings, together with such open spaces as are required, having at least the minimum area required for the lot in the zone in which such lot is located and having its principal frontage on a public or approved private street or way.
LOT AREAThe total horizontal area within the lot lines of a lot, excluding any street rights-of-way.
LOT, CORNERA lot located at the intersection of two or more streets, the interior angle of such intersection not exceeding 135°. A lot abutting a curved street or streets shall be considered a corner lot if tangent projections of the front lot lines drawn perpendicular at the side lot lines meet at an interior angle of less than 135° in front of the lot. On a corner lot, the rear lot line shall be opposite the side of the house considered to be the front. The owner or developer of a corner lot may, prior to issuance of a building permit, specify which street line shall be the front lot line, unless front lot lines are established for abutting properties.
LOT COVERAGEThe ratio of the covered ground floor area of all buildings on a lot to the total area of the lot. Accessory buildings and covered porches shall be included, but projecting eaves on any structure shall not.
LOT DEPTHThe average horizontal distance between the front and rear lot lines. The horizontal distance from the midpoint of the front lot line to the midpoint of the rear lot line or to the most distant point on any other lot line where there is no rear lot line.
LOT, FLAGA lot approved with less frontage on a public street than is normally required, where a narrow panhandle access corridor leads to the bulk of the lot located behind lots or parcels with normally required street frontage. [See §
210-27B(10) for illustration.]
On an interior lot, the line separating the lot from the street right-of-way; on a corner or through lot, the line separating the lot from either street right-of-way. When a lot or building site is bounded by a public street and one or more alleys, private street easements, or private streets, the front lot line shall be the nearest right-of-way line of the public street.
LOT LINE, REARThe lot line opposite the front lot line. On a lot pointed at the rear, the rear lot line shall be an imaginary line between the side lot lines parallel to the front lot line, not less than 10 feet long, lying farthest from the front lot line. On a corner lot, the rear lot line shall be opposite the side of the house considered to be the front.
LOT LINE, SIDEAny lot line other than a front lot line or rear lot line.
LOT OF RECORDA lot which is part of a subdivision, the plat of which has been recorded in the office of the Recorder of Washington County; or a lot or parcel described by metes and bounds, legally defined and duly recorded in the office of the Recorder of Washington County.
LOT, THROUGHA lot other than a corner lot with frontage on more than one street. On a through lot, both street lot lines shall be deemed front lot lines.
LOT WIDTHThe horizontal distance between the side lot lines, measured at the building setback line.
MAJOR EXCAVATING, GRADING OR FILLINGAny operation (other than work in connection with the foundation for a structure) involving:
A. Material alteration of the ground surface so as to affect streets, recreation sites, and other public facilities or physically affect private property within 1,000 feet of the intended operation; or
A volume of earth movement exceeding an average of 1/2 cubic yard per square foot of site area or 16,000 cubic yards, whichever is the lesser; or
A change in ground elevation exceeding 15 feet.
MAINTENANCE GUARANTEEAny security that may be required and accepted by a governmental agency to assure that public improvements accepted by the Township will function as required for a specific period of time.
MANUFACTURED HOMEA dwelling unit, designed and built in a factory, which bears a seal certifying that it was built in compliance with the Federal Manufactured Housing Construction and Safety Standards Law of 1974 (42 U.S.C.
5401 et seq.) and which is constructed after January 1, 1981, and which exceeds 950 square feet of occupied space. Also known as a "modular home."
A local or auxiliary road parallel to an arterial road, established for the control of access and providing access to abutting properties and adjacent areas.
MOBILE HOMEA transportable, single-family dwelling intended for permanent occupancy, contained in one unit or 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 with or 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 erection of a single mobile home.
MOBILE HOME PARKA tract of land under single, joint or common ownership so designated and improved to contain two or more mobile home lots for nontransient use.
MONUMENTA concrete, stone or other permanent object placed to designate boundary lines, corners of property, and rights-of-way of streets and utilities, for the purpose of reference in land and property survey.
NONCONFORMING LOTA lot which lawfully existed prior to the adoption or amendment of this chapter but which fails by reason of such adoption or amendment to conform to the lot requirements of the district in which it is located.
NONCONFORMING STRUCTUREAny structure that does not meet the limitations on size and/or location on a lot for the district in which such structure is located and which legally existed prior to the adoption or amendment of this chapter.
NONCONFORMING USEA use of land that does not comply with the use regulations for its zoning district but which complied with applicable regulations at the time the use was established.
OBSTRUCTIONAny wall, dam, embankment, dike, pile, abutment, projection, excavation, channel, swell, rectification, culvert, building, fence, stockpile, fill, refuse, structure or matter in, along, across or projecting into any channel, watercourse, swell or flood-prone area, which may impede, retard or change the direction of the flow of water either in itself or by catching or collecting debris carried by such water, or which is placed where the flow of water might carry the same downstream to the damage of life or property. Also included are any of the above-listed items which impede the flow of vehicular or pedestrian traffic in legitimate rights-of-ways.
OCCUPANCY PERMITA certificate signed by an official of Cecil Township, stating that the occupancy and use of land, building or structure referred to therein complies with the provisions of this chapter and all other building and local codes as may be applicable.
OPEN SPACE LANDLand that is restricted in use for public or private recreational purposes or undisturbed land from a subdivision not intended to be sold, that is to be left undeveloped, with the intent to be turned over to a homeowners' association.
OWNERThe 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. A legal power of attorney from the title holder of record will suffice to establish a proprietary interest.
PARKING LOTAn area appropriate in size to accommodate the required vehicular parking for the applicable land use(s), together with driveways and access aisles, located completely out of the public right-of-way, and set back from such right-of-way as required by this chapter.
PARKING SPACEAn enclosed or unenclosed surfaced area permanently reserved for the temporary storage of one passenger motor vehicle or appropriately part of a street or connected with a street or alley by a surfaced driveway affording adequate ingress and egress.
PERCOLATION TESTA field test conducted to determine the absorption capacity of soil to a specified depth in a given location for the purpose of determining suitability of soil for on-site sewage disposal.
PERENNIALIn connection with landscaping, a plant having a life span of more than two years.
PERFORMANCE GUARANTEEAny security, including performance bonds, escrow accounts or other similar surety agreements, which may be accepted by a municipality to assure that public improvements to be accepted by the Township as part of an application for development will be satisfactorily completed.
PERSONAn individual, partnership, corporation or other legally recognized entity.
PLANNED RESIDENTIAL DEVELOPMENTAn area of land controlled by a landowner to be developed as a single entity for a number of dwelling units, or combination of residential and nonresidential uses, the development plan for which does not correspond in lot size, bulk, type of dwelling, or use, density or intensity, lot coverage and required open space to the regulations established in any one district created from time to time under the provisions of a municipal zoning ordinance.
PLATThe map or plan of a subdivision or land development, whether preliminary or final.
PLAT, FINALA complete and exact subdivision plan or land development plan, prepared for official recording as required by statute, to define property rights and proposed streets and other improvements.
PLAT, PRELIMINARYA tentative subdivision plan or land development plan, in lesser detail than a final plan, showing approximate proposed street and lot layout as a basis for consideration prior to preparation of a final plan.
PLAT, SKETCHAn informal subdivision plan or land development plan, not necessarily drawn to scale, indicating salient existing features of a tract and its surroundings and the general layout of the proposed development.
PORCHA roofed, open area, which may be screened, usually attached to or part of, and with direct access to or from, a building. A porch becomes a room when the enclosed space is heated or air conditioned and when the percentage of window area to wall area is less than 50%.
PRINCIPAL BUILDINGThe building in which the primary use on the lot is conducted. With regard to school, recreational or other uses of property which may include several buildings in which activity occurs, the Planning Commission shall determine whether or not each building shall be classified as a "principal building."
PRINCIPAL USEThe primary use to which the premises are devoted and the main purpose for which the premises exists, as distinguished from a secondary or accessory use.
PRIVATEAny establishment or use limited to members of an organization or to other persons specifically invited or permitted, where no advertisement or inducement has been made to the general public.
PUBLICOf or pertaining to buildings, structures, uses or activities belonging to or affecting any duly authorized governmental body, which is available for common or general use by all.
PUBLIC GROUNDSParks, playgrounds and other public areas; and sites for schools, sewage treatment, refuse disposal, and other publicly owned or operated facilities.
PUBLIC HEARINGA formal meeting held pursuant to public notice by the Board of Supervisors, Planning Commission, or Zoning Hearing Board, intended to take testimony and obtain public comment prior to taking action in accordance with the Pennsylvania Municipalities Planning Code.
PUBLIC MEETINGA forum held pursuant to notice under the act of July 3, 1986 (P.L. 388, No. 84) known as the Sunshine Act.
PUBLIC NOTICENormally notice published once each week for two consecutive 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. The first publication shall not be more than 30 days and the second publication not less than seven days prior to the date of the hearing. Public notice shall be made according to the regulations, requirements or guidelines which most closely apply to the type of meeting or hearing being held or cancelled.
PUBLIC SERVICE FACILITYBuildings, power plants or substations, water treatment plants or pumping stations, sewage disposal or pumping plants, and other similar public service structures used by a public utility or a railroad, whether publicly or privately owned, or by a municipal or other governmental agency, including the furnishing of electrical, gas, rail transport, communications, water and sewerage services.
PUBLIC USESPublic parks, schools, fire and police stations, libraries, museums, zoological gardens and parks, city and town halls, county courthouses, utility complexes, fairgrounds, and administrative and cultural buildings and structures, but not including public land or buildings devoted solely to the storage and maintenance of equipment and materials for public service facilities.
PUBLIC UTILITYAny person, firm or corporation duly authorized to furnish electricity, gas, steam, telephone, water or sewerage service to the public under public regulation.
RECREATION, INDOORAny indoor athletic activity, such as, but not limited to, swimming pools, track and field facilities, soccer fields, gymnasiums or skating rinks (ice or roller).
RECREATIONAL ENTERPRISEEstablishments for the pursuit of sports and similar recreational activities, including but not limited to tennis courts, bowling alleys, miniature golf, golf, skating rinks, and stables, but not including game machines or other devices providing entertainment not related to sports.
RECREATIONAL VEHICLEA vehicle primarily designed as temporary living quarters for recreation, camping or travel, either with its own motor power or mounted on or towed by another powered vehicle.
REPLACEMENT COSTSThe sum of money required to reconstruct a structure identical to the one in question.
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, or during any stage of, a larger common plan of development. This only includes road maintenance activities involving 25 acres or more of earth disturbance.
RESEARCH ACTIVITIESResearch, development and testing related to such fields as chemical, pharmaceutical, medical, electrical, transportation, and engineering.
RESIDENTIAL AREAAny property or parcel of land in any zoning classification on which exists a legally occupied dwelling.
RESUBDIVISIONAny subdivision or transfer of land, laid out on a plat 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 the approved plan.
RIGHT-OF-WAYA. The right of one to pass over or use the property of another;
A strip of land, either defined or undefined by metes and bounds, acquired by reservation, dedication, forced dedication, prescription or condemnation, and intended to be occupied by a road, sidewalk, walkway, crosswalk, railroad, electric or other utility transmission lines, oil or gas pipeline, waterline, sanitary or storm sewer, and other similar uses, for public or private purposes.
RUNOFFThe portion of rainfall, melted snow, irrigation water and any other liquid that flows across ground surface and is eventually returned to streams.
SEDIMENTATIONThe depositing of earth or soil transported from its site of origin by water, ice, wind, gravity or other natural means as a product of erosion.
SELF-STORAGE FACILITYA building or group of buildings in a controlled access and fenced compound that contains various sizes of individual, compartmentalized, and controlled access stalls and/or lockers leased to the general public for a specified period of time for the dead storage of personal property.
SEPTIC TANKA watertight receptacle that receives the discharge of sewage from a building, sewer or part thereof, and is designed and constructed so as to permit settling of solids from this liquid, digestion of the organic matter, and discharge of the liquid portion into a disposal area.
SETBACKThe required minimum horizontal distance between the building line and the related front, side or rear property line, or along a private or public street, in which no building or accessory structure may be located above ground, except as otherwise provided in this chapter (excludes nominal roof overhangs, chimneys, unenclosed porches and stoops, and porch or entrance roofs not exceeding six feet in depth).
SETBACK LINEA line established generally parallel with and measured from the property line, defining the limits of a yard in which no building, other than a permitted accessory structure, may be located. Also known as a "building line."
SEWAGE DISPOSAL SYSTEM, PUBLICA sanitary sewage collection method in which sewage is carried from the site by a system of pipes to a central treatment and disposal plant.
SEWERS, ON-SITE (PRIVATE)A septic tank or similar installation on an individual lot which utilizes an aerobic bacteriological process or equally satisfactory process for the elimination of sewage and provides for the proper and safe disposal of the effluent, subject to the approval of health and sanitation officials having jurisdiction.
SHOULDERThe area of a road right-of-way between the moving traffic lanes and curb, which is used for emergency stopping of vehicles or for parking.
SIDEWALKThat portion of the road right-of-way which is improved for the use of pedestrian traffic.
SIGHT DISTANCEThe extent of unobstructed vision in a horizontal or vertical plane along a street, as differentiated for local, collector or arterial streets.
SIGHT TRIANGLEA triangular-shaped portion of land established at street intersections, defined by lines of sight between points at a given distance from the intersection of street center lines, in which nothing is erected, placed, planted or allowed to grow in such a manner as to limit or obstruct the sight distance of motorists entering or leaving the intersection.
SITEA lot, tract or parcel of land or a series of lots, tracts or parcels of land which are adjoining, where grading work is continuous and performed at the same time.
SLOPEThe face of an embankment or cut section. Any ground surface that creates an angle with the plane of the horizon, usually expressed in a percentage based upon vertical difference in feet per 100 feet of horizontal distance.
SOIL SURVEYInterim Soils Survey Report, Volume II, United States Department of Agriculture, Natural Resources Conservation Service, 1984, and the Greene and Washington Counties Soil Interpretations, United States Department of Agriculture, Natural Resources Conservation Service, 1974.
SOILS ENGINEERA person registered by the Commonwealth of Pennsylvania as a professional engineer and who has training and experience in the branch of soils engineering.
SOLID WASTEAll or combinations of ashes, garbage, refuse, radioactive material, combustible demolition materials, and industrial waste such as food processing wastes, wood, plastics, metal scrap, etc.
SPECIAL EXCEPTIONAn authorized use that may be granted only by the Zoning Hearing Board in accordance with express standards and criteria specified in this chapter, plus in accordance with any additional criteria applied to determine that the impact of the proposed use on the environment and adjacent properties and streets is equal to or less than any use specifically listed in the district.
START OF CONSTRUCTIONThe first placement of permanent construction of a structure other than a mobile home on a site, such as the pouring of slabs or footings or any work beyond the stage of excavation. Permanent construction does not include land preparation, such as clearing, grading and filling, nor does it include the installation of streets and/or walkways; nor does it include excavation for a basement, footings, piers or foundations, or the erection of temporary forms; nor does it include the installation on the property of accessory buildings, such as garages or sheds not occupied as dwelling units or not as part of the main structure. For a structure other than a mobile home without a basement or poured footings, the start of construction includes the first permanent framing or assembly of the structure or any part thereof on its piling or foundation. For mobile homes not within a mobile home park or mobile home subdivision, start of construction means the affixing of the mobile home to its permanent site. For mobile homes within mobile home parks or mobile home subdivisions, start of construction is the date on which the construction of facilities for servicing the site on which the mobile home is to be affixed, including, at a minimum, the construction of streets, either final site grading or the pouring of concrete pads and installation of utilities, is completed.
STORMWATER COLLECTION/CONVEYANCE SYSTEMNatural or engineered structures which collect and transport stormwater through or from a drainage area to the point of final outlet, including but not limited to any of the following: conduits and appurtenant features, canals, channels, ditches, streams, culverts, streets and pumping stations.
STORMWATER MANAGEMENT PLANA plan showing all existing ground features and proposed grading, including existing and proposed surface and subsurface drainage facilities, described by grades, contours and topography.
STATE WATER QUALITY REQUIREMENTSAs defined under state regulations — protection of designated and existing uses (see 25 Pa. Code Chapters
93 and
96), including:
A. Each stream segment in Pennsylvania has a designated use, such as cold water fishery or potable water supply, which are listed in 25 Pa. Code, Chapter
93. These uses must be protected and maintained under state regulations.
Existing uses are those attained as of November 1975, regardless of whether they have been designated in Chapter 93. Regulated earth disturbance activities must be designed to protect those uses and to maintain the level of water quality necessary to protect those uses in all streams and to protect and maintain water quality in special protection streams.
Water quality involves the chemical, biological and physical characteristics of surface water bodies. After regulated earth disturbance activities are complete, these characteristics can be impacted by the addition of pollutants such as sediment and changes in habitat through increased flow volumes and/or rates as a result of changes in land surface areas from those activities. Therefore, permanent discharges to surface waters must be managed to protect the stream bank, streambed and structural integrity of the waterway to protect against these impacts.
STORYThat part of a building between the surface of a floor and the ceiling immediately above; or if there is a floor above, the portion of a building between the surface of any floor and the surface of the next floor above. A basement or cellar shall be considered a story if more than half its clear height is above the average grade of the adjoining ground.
STREETA right-of-way, whether public or private, improved or unimproved, used or intended to accommodate vehicular traffic.
STREET, ARTERIALA system of streets and roads which forms an integrated network of continuous routes primarily for through traffic. The arterial system is stratified into "major" and "minor" categories.
STREET, ARTERIAL: MAJORServes corridor traffic movements having trip length and travel density characteristics indicative of substantial statewide or interstate travel, or connects major population centers in rural areas or serves major centers of activity and highest traffic volume corridors with the longest trip desires in urban areas.
STREET, ARTERIAL: MINORLinks other cities, towns and traffic generators and provides a substantial amount of interstate and intercounty service in rural areas; or interconnects and augments with the principal arterials to provide service to trips of moderate length for intracommunity continuity in urban areas.
STREET, COLLECTORA system of streets and roads which generally serve travel of primarily intra-area and intracounty importance with approximately equal emphasis on traffic circulation and land access service. The collector system is generally further stratified into "major" and "minor" categories. The system collects and distributes traffic between arterial and local systems.
STREET, HALF OR PARTIALA street, generally parallel with and adjacent to a property line, having a lesser right-of-way width than normally required for satisfactory improvement and use of the street.
STREET, LOCALA system of streets and roads that primarily provides local access service and access to higher order systems.
STREET, MARGINAL ACCESSA street, parallel with and adjacent to an arterial street, providing access to abutting properties and control of intersections with the arterial street.
STREET, PRIVATEA local street that is not dedicated or accepted for public use or maintenance that provides vehicular and pedestrian access.
STREET, PUBLICA street owned and maintained by a public entity to provide vehicular and pedestrian access.
STREET, STUBA temporary dead-end street intended to be extended at a later date.
STRUCTURAL ALTERATIONAny change to a structure which rearranges the structural parts, changes the means of ingress or egress, enlarges the floor area of building or height of structure or building or moves it from one location or position to another.
STRUCTUREAny man-made object having an ascertainable stationary location on or in land or water, whether or not affixed to the land. A structure is not necessarily a building, except as further defined by that term. This definition is intended to include signs.
SUBDIVISIONThe division or resubdivision 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, or transfer of ownership for 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, easement of access or any residential dwelling, shall be exempted.
SUBDIVISION, MAJORAny subdivision not classified as a minor subdivision or plat adjustment.
SUBDIVISION, MINORThe subdivision of land into not more than four parcels located on an existing improved street that does not involve installation of improvements as required by this chapter, extension of utilities, frontage on an arterial or collector street, adverse effect to the development of the remaining parcel, adverse effect to adjoining properties, or conflict with the Township's Comprehensive Plan, this chapter, or other state, county or Township ordinances, laws or regulations.
SUBDIVISION PLAT ADJUSTMENTA subdivision limited to any of the following purposes:
A. Adjustment of property lines between parcels where no new parcels are created and no new public improvements are necessary.
Consolidation of several lots into a single lot or tract.
Final survey corrections of property lines for townhouses and other attached dwellings after construction when the perimeter boundaries of the original parcel are in conformance with the previously recorded plan.
SUBSTANTIALLY COMPLETEDWhere, in the judgment of the Municipal Engineer, at least 90% of those improvements required as a condition for final approval (based on the cost of the required improvements for which financial security was posted pursuant to Section 509 of the Pennsylvania Municipalities Planning Code) 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.
SURVEYORA licensed surveyor registered by the Commonwealth of Pennsylvania.
SWALEA low-lying stretch of land characterized as a depression, used to carry surface water runoff.
SWIMMING POOLA pool, pond, lake or open tank containing at least 18 inches of water at any point or containing 150 cubic feet of water, and maintained by the owner or manager, including a hot tub or spa.
TEMPORARY USEA use intended for limited duration, to be located in a zoning district as allowed by special exception by the Zoning Hearing Board.
TERRACEA natural embankment between a building and its lot lines. The height of a terrace shall be the difference in elevation between the lot line and the finished grade at the line of the building.
TOPSOILSurface and subsurface soils, normally fertile and rich in organic matter of humus debris, usually found in the uppermost soil layer called the "A" horizon.
TOWNHOUSEA type of multifamily residential building which contains at least three but not more than eight dwelling units, each for exclusive use by a single family, each of which has a separate entrance directly from the outside, and each of which is attached to another dwelling unit by continuous vertical walls without opening from basement to roof.
TOWNSHIPThe Township of Cecil, Washington County, Pennsylvania.
TOWNSHIP (FOR APPROVAL PROCESS)Refers to the Cecil Township Board of Supervisors, or any individual or commission or agent or agency so designated by the Cecil Township Board of Supervisors.
TOWNSHIP ENGINEERA person or company duly appointed by the Township officials to act in that capacity.
TRAILERA structure standing on wheels, towed or hauled by another vehicle, and used for short-term human occupancy, carrying of materials, goods or objects, or as a temporary office.
TRANSFER OF OWNERSHIP OR CONTROLA. The sale, lease or sublease of the business;
The transfer of securities which constitute a controlling interest in the business, whether by sale, exchange or similar means; or
The establishment of a trust, gift or other similar legal device which transfers the ownership or control of the business, except for transfer by bequest or other operation of law upon the death of the person possessing the ownership or control.
UNDEVELOPED LANDAny lot, tract or parcel of land which has not been graded for a specific intended use or purpose or in any other manner prepared for the construction of a building or other improvement.
UNENCLOSED STRUCTUREAny structure which does not have its sides or foundation substantially constructed of a solid and continuous material such as block, brick, concrete, removable or permanent glass panes, siding, tile or wood so as to shelter the structure or its foundation.
UNITA part of the property, structure or building designed or intended for any type of independent use, which has direct exit to a public street or way or to an easement or right-of-way leading to a public street or way, and including a proportionate undivided interest in the common elements assigned to the property, structure or building.
USEThe specific purpose for which land or a building is designated, arranged, intended or for which it is or may be occupied or maintained.
USE, LESS RESTRICTIVEA use which is more severe in terms of effects and impacts on adjacent and neighboring properties, such as a steel manufacturing plant use, would be considered more severe (less restrictive) than a typical laboratory or printing service use in the I-1 District.
USE, MORE RESTRICTIVEA use which is considered milder in terms of effects and impacts on adjacent and neighboring properties, such as a professional office use would be considered less severe (more restrictive) than a gasoline service station use in the C-1 District.
VARIANCEA modification, granted by the Zoning Hearing Board, of the strict terms of the relevant zoning regulations of Chapter
240, Zoning, of this Code, where such modification will not be contrary to the public interest and where, owing to conditions peculiar to the property and not the result of the action of the applicant, a literal enforcement of the chapter would result in unnecessary and undue hardship and result in serious practical difficulties.
A deviation from a specific standard in Article
III,
IV or
V of this chapter, dealing with subdivision, land development, design standards, improvement standards, and required improvement securities, to be investigated and approved on a case-by-case basis by the Board of Supervisors. Same definition applies to "departure."
Any natural or artificial stream, river, creek, ditch, channel, canal, conduit, culvert, drain, waterway, gully, ravine or wash in which water flows in a definite direction or course, either continuously or intermittently, and has an undefined or definite channel bed and banks, including any area adjacent thereto subject to inundation by reason of overflow or floodwater.
WETLANDAny area declared by the appropriate state or federal agency to be a wetland.
WATER FACILITYAny waterworks, water supply works, water distribution system, or part thereof, designed, intended or constructed to provide or distribute potable water.
YARDAn open space on a lot, unoccupied and unobstructed from the ground upward, except as otherwise provided in this chapter. The minimum depth or width of a yard shall consist of the horizontal distance between the lot line and the required setback or building line.
YARD, FRONTA yard across the full width of the lot extending from the front property line to the front setback line, generally parallel and adjacent to the street right-of-way line. (See yard illustrations at the end of §
240-8, in Zoning chapter.)
A yard extending the full width of the lot between the rear setback line and the rear property line. (See yard illustrations at the end of §
240-8, in Zoning chapter.)
A yard between the side setback line and side property line and extending from the front setback line to the rear setback line (See yard illustrations at the end of §
240-8, in Zoning chapter.)
A police power measure, enacted by the governing body of local governments, in which the community is divided into districts or zones within which permitted and special uses are established as are regulations governing lot size, building bulk, placement and other development standards. Requirements vary from district to district, but they must be uniform within districts.
ZONING MAPThe Official Zoning District Map of the Township of Cecil, Washington County, Pennsylvania, as approved by the Cecil Township Board of Supervisors, including all amendments. This map indicates the zoning districts and other relevant information and is a part of this Code by reference. The map shall be signed by the Township Supervisors and shall bear the seal of the Township.
ZONING OFFICERAn official of the Township responsible for the general administration of zoning regulations, the issuance of building permits, the determination of individual permit fees, and filings of zoning citations in front of the Magisterial District Judge.