Unless otherwise stated hereafter, words and phrases within
this chapter shall have the meaning assigned in this article. Terms
not defined in this article shall be interpreted according to common
usage or as the context may imply. For the purpose of this chapter,
certain terms and words have been defined and/or interpreted below:
A.
Words used in the present tense shall include the future tense.
B.
Words in the singular shall include the plural, and words in the
plural shall include the singular.
C.
Words in the masculine gender include the feminine and the neuter.
D.
The words "shall," "will" and "must" are mandatory.
E.
The words "can" or "may" are permissive.
F.
The word "person" includes an "individual," "company," "partnership,"
"corporation," "association," "unincorporated association" or other
similar entities.
G.
The words "used for" include "designed for," "arranged for," "intended
for," "maintained for" or "occupied for."
H.
The words "building" and "structure" shall be construed as if followed
by the phrase "or part thereof."
I.
The word "lot" shall include the terms "plot," "parcel," "site" and
"tract."
J.
The word "Township" shall refer to Union Township, Berks County,
Pennsylvania.
As used in this chapter the following terms shall have the meanings
indicated:
A building subordinate to the principal building on a lot
and used for purposes customarily incidental to those of the principal
use.
A subordinate use of a portion of a lot which is customarily
incidental to the main or principal use of land or of a building on
a lot.
43,560 square feet.
The Pennsylvania Municipalities Planning Code, as amended.
The state of being side by side, next to or adjoining one
another.
The average number of vehicles that pass over a given point
per day.
Results contributing to a harmful or degraded condition and/or producing environmental harm or degradation. Adverse effects/adverse environmental impacts may include: a negative impact on surrounding land uses, negative impacts which are contrary to the Comprehensive Plan and the intent of this chapter and the Zoning Ordinance [Chapter 200]; negative impacts which may create a threat to the public health, safety and general welfare; and negative impacts on naturally occurring physical and biological resources and systems.
Any person other than the developer who, acting for the subdivider
or developer, submits subdivision or land development plans to the
Township for the purpose of obtaining approval.
A right-of-way or street that is municipally or privately
owned which serves as a secondary vehicular access to the side or
rear of two or more properties.
A soil developing from recently deposited alluvium and exhibiting
essentially no horizon development or modification of the recently
deposited materials.
Sediments deposited by running water of streams and rivers.
It may occur on terraces well above present streams, on the present
floodplain or deltas, or as a fin at the base of a slope.
Any change or rearrangement in the existing facilities of
a building or structure or any enlargement thereof, whether by extension
on any side or by an increase in height, or the moving of such building
from one location or position to another.
Choices between or among two or more plans, layouts, approaches,
solutions and/or results.
The act of adding, joining or uniting one lot to another
lot in order to create out of the said two lots a larger tract or
parcel of land intended for separate use, building development, or
transfer of ownership.
A landowner or developer, as hereinafter defined, who has
filed an application for development, including his heirs, successors
and assigns.
An 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 plat or plan, or for the approval
of a land development plan.
A professional architect registered in the Commonwealth of
Pennsylvania.
Results contributing to an improvement in condition and/or
producing a favorable result such as making a use more compatible
with the intent of this chapter and the Comprehensive Plan and promoting
the public health, safety and general welfare.
An earth mound covered with grass, shrubbery, trees, or ground
cover and which is intended to block views, create landscape interest
or impound water.
State-of-the-art technology as applied to a specific problem
typically associated with stormwater management and erosion and sediment
pollution control.
Characteristics of the natural environment manifest in its
flora and fauna. The disposition of these characteristics is typically
expressed in vegetation and/or wildlife units such as: field and meadow;
tree, woodland or forest stands and related understory and ground
cover growth; and aquatic and terrestrial wildlife and/or their habitats.
A tract of land or a lot or group of lots, bounded by streets.
Board of Supervisors of the Township of Union, Berks County,
Pennsylvania.
A continuous strip of land of a length and width as specified in the Zoning Ordinance [Chapter 200], which is clear of all buildings and paved areas and is intended to serve as a visual and/or physical separation between two or more land uses or activities, and is adequately landscaped in accordance with § 200-101 of Chapter 200, Zoning, and Chapter 172, Subdivision and Land Development.
A space enclosed within exterior walls or fire walls, built,
erected and framed of component structural parts, designed for the
enclosure and support of individuals, animals or property of any kind.
The total area taken on a horizontal plane at the ground
floor level of all primary and accessory buildings on a lot, excluding
unroofed porches, paved terraces, steps, eaves and gutters, but including
all enclosed extensions.
The percentage of a lot covered by principal and accessory
buildings.
The area of a lot that is not subject to any required building
setbacks and development restrictions.
The vertical distance measured from the average elevation
of the finished grade at the two front corners of the building to
the highest point of the roof.
The measurement of a building in one general direction, whether
it be the front, side, or rear of the building.
The minimum distance a building or structure shall be set
back from the street right-of-way line (except the right-of-way of
a service street).
The line within a property establishing the minimum required
distance between any building or structure or portions thereof to
be erected or altered and a street right-of-way (except the right-of-way
of a service street). The distance shall be measured at right angles
from the street right-of-way line which abuts the property, and the
building setback line shall be parallel to said right-of-way line.
The diameter of a tree trunk measured at a point six inches
from the ground surface at the center of the base of the tree.
The portion of a street right-of-way, paved or unpaved, intended
for vehicular use.
A line measured midway between and parallel to the street
right-of-way line, or as otherwise defined on plans and deeds of record.
A statement, based on an inspection, signed by the Zoning Officer, setting forth that a building, structure, sign and/or land complies with Chapter 200, Zoning, or that a building, structure, sign and/or land may be lawfully employed for specific uses, or both.
A planner who has been certified by the American Institute
of Certified Planners (AICP).
An area of unobstructed vision at street intersections defined
by lines of sight between points at a given distance from the intersection
of the street center lines, and/or between street and driveway center
lines.
An alternative development method wherein structures and
buildings are arranged in closely related groups, reducing lot sizes,
preserving land for open space, and permitting innovative site design.
A parcel or parcels of land or an area of water, or a combination
of land and water, within a development site, designed and intended
for use or enjoyment of all residents of the development in which
it is located. Land included within the right-of-way lines of streets
shall not be classified as common open space. Common open spaces shall
not include required open areas between buildings and between buildings
and street rights-of-way, driveways, parking areas and property lines
in the development. No dwelling unit, residential accessory buildings
or parking areas not associated with the use of the common open space
may be located within common open spaces. The parcel shall have size,
dimensions, topography, access and general character suitable for
use by the residents.
A parking area or facility other than those provided within
the lot lines of a lot on which one single-family detached dwelling,
one single-family semidetached dwelling or one townhouse is located.
Common parking areas are typically associated with multifamily and
commercial (multi-tenant) developments.
A wall used for joint service between two buildings or parts
thereof.
The services which provide for various community health,
education, safety, leisure and like needs and the locations at which
these services are provided. Typical community facilities include:
schools; parks and recreation areas; libraries; hospitals and other
health care facilities; fire protection; police, ambulance and rescue
services; and postal services.
The act of bringing to a condition of physical completeness
and readiness for use and occupancy.
The most current version of the Southern Berks Regional Comprehensive
Plan or any part thereof, adopted by the Union Township Board of Supervisors.
The total necessary land required for all buildings or uses
within a unified development before a zoning or building permit may
be issued.
To change or adapt land or structures to a different use,
occupancy or purpose.
The County of Berks, Commonwealth of Pennsylvania.
The Berks County Planning Commission.
A portion of a lot unoccupied but partially or wholly surrounded
by the walls of a structure or buildings.
A public right-of-way for pedestrian use across a public
street typically designated by line painting and located at an intersection.
See "street — cul-de-sac street."
The manifestation of man's influence on land and/or water
through the use, organization, adornment and maintenance of property
and structures.
The edge of the cartway.
The deliberate appropriation of land by its owner for any
general and public use, reserving to himself no other rights than
those that are compatible with the full exercise and enjoyment of
the public uses to which the property has been devoted.
Characteristics related to the distribution, density and
vital statistics of populations.
The number of dwelling units per gross acre.
Regulations imposing standards for the layout by which a
subdivision or land development is developed.
Any landowner, whether an individual, firm, partnership,
association, corporation, estate, trust, or any other group or combination
acting as a unit (or agent of said landowner authorized thereby) which
undertakes the subdivision or development of land.
The provisions for development, including a planned residential
development, of 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, rights-of-way, and parking
facilities, common open space and public facilities. The phrase "provisions
of the development plan" when used in this chapter shall mean the
written and graphic materials referred to in this definition.
A portion of the Township within which certain uniform regulations
and requirements or combinations thereof apply under the provisions
of this chapter.
Any ditch, swale, culvert, gutter, pipe, pond, storm sewer
or other structure designed, intended and/or constructed for the purpose
of diverting surface waters from or carrying surface waters off streets,
public rights-of-way, recreational areas, parking facilities, or any
part of any subdivision, land development or contiguous land area.
A private right-of-way providing for vehicular and pedestrian
access between a public street and a parking area or garage, within
a lot or property. The term driveway shall include accessway, access
drive, service drive and service lane.
A building or structure or portion thereof arranged, intended,
designed or used as the living quarters for one or more families living
independently of each other. Such buildings as clubs, fraternity houses,
lodges, hospitals, hotels, nursing homes, motels, and institutional
residences are not included in the definition of dwelling.
A building or portion thereof providing one or more rooms
arranged for the use of one or more individuals living together as
a single housekeeping unit and having no cooking or sanitary facilities
in common with any other dwelling unit.
A right-of-way granted, but not dedicated, for limited use
of private land for a public or quasi-public purpose, and within which
the owner of the property shall not erect any permanent structures
but shall have the right to make any other use of the land which is
not inconsistent with the rights of the grantee.
Characteristics related to the expenditures and revenues
in conjunction with the management of income of a household, private
business, community, association and/or government.
A licensed professional engineer registered by the Commonwealth
of Pennsylvania.
The conditions, resources and/or characteristics which exist
within and surrounding the area to be affected by a project including,
but not limited to: natural elements such as land, water, air, minerals,
natural flora and natural fauna; and man-made components such as object
of historic or aesthetics significance, infrastructure, and man-related
attributes of a social and economic nature.
An assessment which objectively describes, analyzes and documents
environmental and cultural effects of a proposed project and the measures
to be undertaken to mitigate adverse effects in accordance with the
provisions set forth in this chapter.
The process by which soil and bedrock are worn away by the
action of wind, water, climate or chemical action.
Any act by which earth, sand, gravel or rock is dug into,
cut, quarried or moved.
A man-made barrier placed or arranged to enclose, screen,
or separate areas. The term "fence" shall be deemed to include a wall.
The channel of a river or other watercourse and the adjacent
land areas required to carry and discharge a flood of the one-hundred-year
magnitude.
The Board of Supervisors of the Township of Union.
The inclination, with the horizontal, of a street which is
generally expressed by stating the vertical rise or fall as a percentage
of the horizontal distance, and/or the level of the land improved
or unimproved.
Any stripping, cutting, filling or stockpiling of earth or
land, including the land in its cut or fill condition, to create new
grades.
Outdoor leisure time facilities that are commercial and more
intense than medium intensity outdoor recreation use due to their
attributes pertaining to: the charging of membership and/or admission
fees; the presence of a high number of participants and parking spaces;
and a level of land disturbance of 50% or greater of the tract. Examples
of high intensity outdoor recreation use include: go-cart tracks;
water slide parks; amusement parks; and the like.
Those soils identified in the Soil Survey of Berks County,
as having any of the following:
Drainage classes of "somewhat poorly drained," "poorly drained,"
and/or "very poorly drained."
Inundation that is common (>50 times in 100 years) and/or long
(seven days to one month or more, per year).
Inundation that is very shallow (<25 cm to 50 cm) and/or
permanent (present continuously) to transitory (present three to six
months).
A place of ingress/egress from or access to a street or highway
created by a driveway or another street or highway. Measurement between
them shall be from the center line of one such access to the center
line of another such access.
The lot dimensions measured along the right-of-way line of
any one street or highway abutting a lot.
Sites, area, structures, trails and/or routes which are valued
due to their significance as examples and/or locations of events,
customs, skills and/or arts of the past, included on such registers
and inventories as: the National Register of Historic Places; the
Pennsylvania Inventory of Historic Places; the Historic American Building
Survey; and the Comprehensive Plan.
Soils that are wet long enough to periodically provide anaerobic
conditions, thereby influencing the growth of plants.
The science pertaining to the properties, distribution, and
circulation of water.
The power of an event or condition to produce changes in
other conditions. In the context of impact exerted on the environment,
changes which effect existing conditions and/or quality are of greatest
concern.[1]
Those physical additions and modifications to the land that
may be required to insure that a site is suitable for a proposed land
use, including but not limited to buildings, structures, grading,
utilities, and the like.
The minimum distance an improvement or land use activity
must be set back from a street right-of-way and/or property line.
Improvement setback requirement will not apply to such structures
as stormwater piping, basins, endwalls, catch basins, fences, and
retaining walls.
Regulations adopted pursuant to this chapter imposing minimum
standards for the construction of the required improvements such as
roads, storm drainage facilities, curbs, sidewalks, grading, sanitary
sewage facilities, etc.
An agreement (in a form and manner acceptable to the Township)
requiring a developer to install the improvements required by this
chapter and any improvements or amenities which appear on the plan
in accordance with the requirements of the Township.
A publicly or privately owned right-of-way for pedestrian
use, extending from a street into a block or across a block to another
street.
The improvement of one lot or two or more contiguous lots,
tracts or parcels of land for any purpose involving:
A group of two or more residential or nonresidential buildings,
whether proposed initially or cumulatively, or a single nonresidential
building on a lot or lots regardless of the number of occupants or
tenure.
The division or allocation of land or space, whether initially
or cumulatively, between or among two or more existing or prospective
occupants by means of, or for the purpose of, streets, common areas,
leaseholds, condominiums, building groups or other features.
A subdivision of land.
Development in accordance with the provisions specified in Chapter 200, Zoning, and in this chapter.
The manner in which land is or may be used typically expressed
in terms of the type of activity or development such as: agricultural,
residential, commercial, industrial, institutional, recreational,
municipal, and the like, whether such use is principal or accessory.
The 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 under a
written lease, who has written authorization of the legal owner, shall
be deemed to be a landowner for the purpose of this chapter.
A professional landscape architect registered by the Commonwealth
of Pennsylvania.
Results which occur or become apparent after short-term effects
are experienced.
A tract or parcel of land, regardless of size, held in, single
or joint ownership, not necessarily a lot or lots shown on a duly
recorded map. The term lot shall also mean parcel, plot, site or any
similar term.
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CORNER LOT — A lot situate at and abutting the intersection
of two streets.
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FLAG LOT — An irregularly shaped lot characterized by
an elongated extension from a street to the principal part of the
lot. The flag shape of the lot is normally intended to provide for
access to an otherwise landlocked interior parcel.
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INTERIOR LOT — A lot other than a corner lot, the sides
of which do not abut a street.
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REVERSE-FRONTAGE LOTS — Lots which have frontage on two
public streets.
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The total space contained within the lot lines.
The space contained within the lot lines, excluding any and
all land areas as follows: areas within existing or designated ultimate
street rights-of-way; areas identified as common open space; areas
within easements dedicated for public utility, municipal or stormwater
purposes; areas delineated as wetlands; areas within the one-hundred-year
floodplain as defined by FEMA; surface water bodies, watercourses,
and areas in which the topographic feature exceeds 25% in slope.
The percentage of a lot covered by all hardscape surfaces,
such as buildings, paved or gravel parking areas, paved walks, and
other similar surfaces. For purposes of this definition, such materials
such as pervious paving and porous pavers shall be included as a hardscape
material and subject to the coverage limit as set forth for the applicable
zoning district.
[Amended 7-18-2016 by Ord. No. 2016-04]
The mean average horizontal distance between the front and
the rear lot lines.
That portion of a lot which fronts on a street.
A line forming the front, rear or side boundary of a lot.
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FRONT LOT LINE — The line separating a lot from a street.
The front lot line is also the street line.
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REAR LOT LINE — The lot line which is opposite the front
lot line. The rear line of any triangularly or irregularly shaped
lot shall be established such that it will be at least 10 feet long.
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SIDE LOT LINE — Any lot line other than a front or rear
lot line.
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A lot or parcel recorded in the Office of the Recorder of
Deeds of Berks County, Pennsylvania.
The width of a lot measured at the minimum building setback
line (front yard) as established for the specific zoning district.
Outdoor leisure time facilities of a noncommercial nature
for walking, fishing, bird watching, nature study, nature photography,
picnicking, horseback riding, and the like.
A marker shall be a metal reinforced pin of at least three-fourths-inch
diameter and at least 36 inches in length.
Outdoor leisure time facilities of a noncommercial nature
for cardiovascular endeavors for soccer, baseball, basketball, football,
bicycling, rugby, lacrosse, volleyball, field hockey, golf, tennis,
swimming, and the like.
The act of precluding a potentially adverse effect and/or
making a potentially adverse effect less severe through measures which
will improve a condition and/or lessen the impact.
A monument shall be a concrete monument of at least 30 inches
in length and have a flat top at least four inches in diameter or
square with the bottom sides being two inches greater. All concrete
monuments shall contain a copper or brass dowel (plug).
A building providing separate dwelling units for three or
more families.
A land use owned, operated and/or maintained by the Township
such as, but not limited to, recreational areas/facilities, educational
facilities, emergency management facilities, administrative offices,
meeting rooms, water and sewage facilities, utilities, road materials
and equipment storage facilities, cultural facilities, historical
facilities, and other similar governmental land uses.
Union Township, Berks County, Pennsylvania.
A composition of land, water and/or air represented by its
inherent physical and biological resources.
The Map of Union Township prepared and adopted in accordance with Article IV of the MPC.
The Zoning Map of Union Township.
A flood that, on the average, is likely to occur once every
100 years, i.e., that has a 1% chance of occurring each year, although
the flood may occur in any year.
Any parcel or area of land or water, essentially unimproved
and set aside, dedicated, designated, or reserved for public or private
use or enjoyment of owners, occupants, and their guests of land adjoining
or neighboring such open space.
An off-street area designed solely for the parking of motor
vehicles, including driveways, passageways, and maneuvering space
appurtenant thereto. Six or more parking spaces shall constitute a
parking lot for the purposes of this chapter.
A reasonably level space, not less than 10 feet wide and
having an area of not less than 200 square feet exclusive of passageways
or other means of circulation or access.
Characteristics of the natural environment manifest in its:
landforms, soils, geological structure and/or subsurface rock, minerals,
natural bodies of water and/or man-made impoundments, watercourses,
groundwater and the like. The disposition of these characteristics
is typically expressed in physiographic, topographic and/or hydrologic
units such as: rock formations, slopes, elevations, soil types, watersheds,
surface water types, wetlands, riparian buffers, floodplains, aquifers
or aquifer recharge areas, and the like.
The proposal for subdivision or land development, including
all covenants, grants or easements and other conditions relating to
use, location and bulk of buildings, density of development, common
open space and public facilities.
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AS-BUILT/IMPROVEMENT PLAN — A detailed engineering plan
showing the construction details of streets, storm drainage facilities
and other improvements, as required by this chapter.
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FINAL PLAN — A complete and exact subdivision or land
development (including all required supplemental data) prepared for
official recording as required by statute, to define property rights
and proposed streets and other improvements.
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MINOR SUBDIVISION PLAN — A complete and exact plan prepared in accordance with the standards and limitations specified under § 172-14B of this chapter.
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PLAN OF RECORD — An exact copy of the approved final plan
which has been officially recorded by the Berks County Recorder of
Deeds.
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PRELIMINARY PLAN — A tentative subdivision or land development
(including all required supplementary data) showing the pertinent
features of a tract and proposed street and lot layout as a basis
for consideration prior to preparation of a final plan.
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SKETCH PLAN — An informal plan, drawn to scale, indicating
existing features of a tract and the general layout of the proposed
subdivision or land development. The plan shall be presented for discussion
purposes only and not for approval.
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An area of land controlled by a landowner, to be developed as a single entity for a number of dwelling units, the development plan for which does not correspond in lot size, bulk or type of dwelling, density, lot coverage and required open space to the regulations established in any one residential district created, from time to time, under the provisions of this chapter. All standards and specifications for PRD's are contained within Article XIV of Chapter 200, Zoning.
Planning Commission of Union Township, Berks County, Pennsylvania.
An area for the installation and maintenance of trees, shrubs,
ground covers and other landscaped materials, of a length, width,
height, composition, etc., in accordance with this chapter.
The map or plan of a subdivision or land development, whether
sketch, preliminary or final.
A building in which a principal use on a lot is carried on.
The main or primary purpose for which any land, structure or building is designed, arranged or intended, and for which it may be occupied or maintained under the terms of Chapter 200, Zoning.
An improvement such as a road, street, water main, sewer
main, detention basin or other like type feature that is dedicated
to the Township.
The one-hundred-year flood elevation plus a freeboard safety
factor of one and one-half feet.
Any change of lot lines within a previously approved subdivision.
Any re-platting or new division of land. Replattings shall be considered
as constituting a new subdivision of land.
A parcel of land separating a street from other adjacent
properties or from another street.
An examination of a subdivision or land development plan
by the Planning Commission, the Board of Supervisors, and other Township
boards, commissions and authorities as appropriate, to determine compliance
with this chapter and the administrative regulations, design standards
and improvement specifications enacted pursuant thereto, as well as
compliance with zoning and other ordinances/regulations of the Township
as may apply.
The total width of any land that is reserved or dedicated
for streets, utilities, drainage facilities, or other public purposes.
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EXISTING RIGHT-OF-WAY — The legal right-of-way as currently
established by the commonwealth or other appropriate governing authority.
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ULTIMATE RIGHT-OF-WAY — The right-of-way deemed necessary
to provide adequate width for future improvements.
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A system designed to collect, treat and dispose of sewage
from users in compliance with state and local regulations.
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COMMUNITY SYSTEM — A sewage disposal system which collects,
treats and disposes of sewage from more than one source by a system
of pipes to a central treatment and disposal plant, generally serving
a neighborhood area.
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ON-LOT SYSTEM — A sewage disposal system which collects,
treats and disposes of sewage or holds sewage from only one dwelling,
principal use or lot.
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PUBLIC OR MUNICIPAL SYSTEM — A sewage disposal system
which collects, treats and disposes of sewage from more than one source
by a system of pipes to a central treatment and disposal plant but
not confined to a neighborhood area.
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The results of indirect or non-immediate influence of one
entity or condition upon another. (Example: The removal of mature
trees as a result of road construction, a primary effect, may also
result in exposing a woodland to a wind-throw problem where trees
which are otherwise protected are vulnerable to loss due to wind-throw,
a secondary effect.)
An official designated by the Township who issues and reviews
permit applications and conducts such investigations and inspections
as are necessary to implement the rules and regulations as established
by the Pennsylvania Department of Environmental Protection for design
and installation of sewage facilities.
Results which occur immediately, or within a short period
of time, such as a week or month.
A paved, surfaced, or level area, generally paralleling and
usually separated from the street, used as a pedestrian walkway.
The required horizontal length of a roadway visible to the
driver of a passenger vehicle at any given point on the roadway when
the view is unobstructed by vehicular traffic. Horizontal sight distances
shall be measured in each direction from the edge of the cartway at
a point three and one-half feet above the road surface to a point
four feet above the center line of the road surface.
A parcel or parcels of land intended to have one or more
buildings, or intended to be subdivided into one or more lots.
A field test conducted by a person qualified according to
the rules and regulations of the Pennsylvania Department of Environmental
Protection to determine the suitability of the soil for on-lot sanitary
sewage disposal facilities by measuring the absorptive capacity of
the soil at any given location and depth. Soil percolation testing
is also required in support of infiltration systems proposed for stormwater
management improvements.
A document entitled "Soil Survey of Berks County, Pennsylvania,"
issued by the United States Department of Agriculture, Natural Resources
Conservation Service and the National Cooperative Soil Survey in cooperation
with the Berks County Conservation District.
Waste including solid, liquid, semisolid or contained gaseous
materials.
A public or private right-of-way, excluding driveways, intended
as a means of vehicular and pedestrian travel, furnishing access to
abutting properties. The word "street" includes thoroughfare, avenue,
boulevard, court, drive, expressway, highway and similar terms.
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ARTERIAL (MAJOR) STREET — A street serving a large volume
of comparatively high-speed and long-distance traffic.
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COLLECTOR STREET — A street which, in addition to providing
access to abutting properties, intercepts minor streets to provide
a route serving 50 or more dwelling units to give access to community
facilities and/or arterial streets or other collector streets. Streets
within an industrial or commercial development shall be considered
collector streets.
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CUL-DE-SAC STREET — A minor street intersecting another
street at one end and terminating in a vehicular turnaround at the
other end.
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MARGINAL ACCESS STREET — A minor street, parallel and
adjacent to an arterial or collector street (separated by a reverse
strip), which provides access to abutting properties and control of
intersections.
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MINOR STREET — A street used primarily to provide access
to residential properties.
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PRIVATE STREET — A street not offered or intended to be
offered for dedication to the Township for public use. Private streets
are permitted only if they are designed and improved to meet Township
street standards.
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PUBLIC STREET — A street offered for dedication and accepted
by the Township for public use.
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SERVICE STREET (Alley) — A minor right-of-way providing
secondary vehicular access to the side or rear of two or more properties.
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The lot dimension measured along the street line or right-of-way
line of any one street or highway abutting a lot.
The dividing line between a lot and the outside boundary
of a public street, road or highway right-of-way legally open or officially
mapped by a municipality or higher governmental authority; between
a lot and the outside boundary of a street shown on a recorded subdivision
or land development plan; or between a lot and a private street or
road for which the owners or tenants of one or more lots held in single
and separate ownership have a right-of-way.
Any man-made object having an ascertainable stationary location
on or in land or water, whether or not affixed to the land.
Any landowner, whether an individual, firm, partnership,
association, corporation, estate, trust, or any other group or combination
acting as a unit (or agent of said landowner authorized thereby) which
undertakes the subdivision or development of land.
The division or redivision of a lot, tract or parcel of land
by any means into two or more lots, tracts, parcels or other divisions
of land including changes in existing lot lines for the purpose, whether
immediate or future, of lease, partition by the court for distribution
to heirs or devisees, transfer of ownership or building or lot development.
Provided, however, that the subdivision by lease of land for agricultural
purposes into parcels of more than 10 acres, not involving any new
street or easement of access or any residential dwelling, shall be
exempted.
A professional land surveyor registered by the Commonwealth
of Pennsylvania.
Union Township, Berks County, Pennsylvania.
The Township Solicitor, Township Engineer, Township Planner,
or other like type professionals and professional consultants.
A professional engineer licensed as such in the Commonwealth
of Pennsylvania and appointed by the Township.
A professionally certified planner or registered landscape
architect appointed by the Township.
An area of land developed for a compatible mixture of residential
units for various income levels and nonresidential commercial and
workplace uses, including some structures that provide for a mix of
uses within the same building. Residences, shops, offices, workplaces,
public buildings, and parks are interwoven within the neighborhood
so that all are within relatively close proximity to each other. Traditional
neighborhood development is relative compact, limited in size and
oriented toward pedestrian activity. It has an identifiable center
and a discernible edge. The center of the neighborhood is in the form
of a public park, commons, plaza, square or prominent intersection
of two or more major streets. Generally, there is a hierarchy of streets
laid out with an interconnected network of streets and blocks that
provides multiple routes from origins to destinations and are appropriately
designed to serve the needs of pedestrians and vehicles equally.
The specific purpose for which land, a sign, or a structure
or building is designed, arranged, intended, or for which it may be
occupied or maintained, or any activity, occupation, business or operation
which may be carried on, thereon or therein. The term "permitted use"
or its equivalent shall not be deemed to include any nonconforming
use.
Those services customarily rendered by public utility corporations,
municipalities or municipal authorities in the nature of electricity,
gas, telephone, water and sewerage, including the appurtenances used
in connection with the supplying of such services (buildings, wires,
pipes and poles).
Characteristics of the natural and/or cultural environment
which are visible. The visual resources of a particular area are typically
expressed in terms of their visibility, character, and/or attractiveness
relative to their amenity value and/or quality.
A system designed to transmit water from the source to users,
in compliance with the requirements of the appropriate state agencies
and the Township.
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COMMUNITY WATER SUPPLY SYSTEM — A water supply system
which transmits from a common source to more than one dwelling, principal
use and/or lot within a single neighborhood.
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ON-LOT WATER SUPPLY SYSTEM — A water supply system which
transmits water from a source on the lot to one dwelling; or principal
use on the same lot.
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PUBLIC OR MUNICIPAL WATER SUPPLY SYSTEM — A system of
water collection, storage, transmission and delivery which is proposed
to service a community but which is not confined to a single neighborhood.
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As defined by the Pennsylvania Department of Environmental
Protection (DEP), those areas that are inundated or saturated by surface
or groundwater at a frequency and duration sufficient to support,
and that under normal circumstances do support, a prevalence of vegetation
typically adapted for life in saturated soil conditions. Wetlands
generally include swamps, marshes, bogs and similar areas. The three
major characteristics of wetlands include vegetation, soil and hydrology.
The clear-cutting of mature trees (six inches or more in
diameter) to provide an adequate area for development.
Areas characterized by dense and extensive tree cover growing
closely together so that the drip lines touch or overlap, and in which
there is more than one viable tree of a diameter of six inches or
greater per 1,500 square feet of lot area. This definition includes
groves of lowering or sub-canopy trees, such as dogwood trees, and
young forest where the immature branches may not yet be interlocking.
To determine if an area has a minimum of one viable tree of six inches
or greater caliper per 1,500 square feet, the total area of land in
question (in square feet) shall be divided by 1,500. If the result
is equal to or less than the number of viable trees of the diameter
of six inches or greater, and meets the other stated characteristics,
the area in question in considered woodland.
A space on the same lot with a structure (or a group of structures)
which lies between the structure (or group of structures) and a lot
line and which is unoccupied and unobstructed from the ground upward-except
as herein permitted.
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FRONT YARD — A yard extending the full width of the lot
between a structure and the front lot line. On lots abutting more
than, one public street other than an alley, the front-yard requirement
shall apply fronting each public street.
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REAR YARD — A yard extending the-full width of the lot
between a structure and a rear lot line.
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SIDE YARD — A yard extending from the front yard to the
rear yard between a structure and the nearest side lot line.
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Division of all of the land of an entire political subdivision
into districts having different regulations pertaining to use of land;
and height, area, bulk and use of buildings; and yard requirements.
Zoning is affected by local ordinance under the police power of the
state granted by specific legislation generally termed an "enabling
act."
Union Township Zoning Map.
The agent or official designated by the governing body to administer and enforce Chapter 200, Zoning.
Union Township Zoning Ordinance of 2011, as codified in Chapter 200 of the Code of Union Township.
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Note: Any terms not defined above shall have the meaning as
described in Random House Webster's Unabridged Dictionary, most recent
edition.
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[1]
Editor’s Note: The definitions of “impervious
surface coverage” and “impervious surfaces,” which
immediately followed this definition, were repealed 7-18-2016 by Ord.
No. 2016-04.
