[Ord. 11-2011(c), 11/29/2011, § 100-13]
The following is a list of specific terms, found elsewhere in this chapter, along with definitions of their intended meaning:
AGENTAny person other than the subdivider who, acting for the subdivider, submits to the Planning Commission subdivision plans for the purpose of obtaining approval thereof.
ALL-WEATHER SURFACEThe surfacing of a street, parking area, access or walkway to a mud-free or otherwise permanently passable condition during all seasons of the year and under adverse weather conditions. Macadam, gravel, crushed stone or other state-approved surfaces will all suffice to meet this test but the depth and installation of the material shall be subject to the review of the Township Engineer and Roadmaster as well as approval by the Township Board of Supervisors. Pennsylvania Department of Transportation specifications shall also be applicable.
APPLICANTA landowner or developer, as hereinafter defined, who has filed an application for development, including his heirs, successors and assigns.
BERM OR SHOULDERThat portion of a roadway between the outer edge of the traveled way or pavement and the point of intersection of the slope lines at the outer edge of the roadway, for the accommodation of stopped vehicles and for lateral support.
BLOCKA tract of land or a lot or group of lots bounded by streets, public parks, railroad rights-of-way, watercourses, bodies of water, boundary lines of the Township, or by any combination of the above.
BODIES OF WATERIncludes, but are not limited to, the following: watercourses, streams, ponds and lakes.
BUILDINGA structure formed of any combination of materials designed, intended or arranged for the housing, shelter, enclosure or structural support of persons, animals, or property of any kind. A multifamily building divided by unpierced masonry walls extending from the ground to the underside of the roof shall not be deemed to be more than one building for the purpose of this chapter.
BUILDING SETBACK LINEA line within a property defining the required minimum distance between any regulated structure as defined in the Township Zoning Ordinance [Chapter
27] and the adjacent right-of-way line.
A lot within a recreational land development used for tent camping or as a site for recreational vehicles; or a tract of land otherwise offered by the developer or operator through sale, lease, rent, membership or other means, for camping purposes. Campsites in transient developments may be clustered and not necessarily specifically defined, however, provided the gross density does not exceed that permitted herein.
CARTWAYThe graded or paved portion of a street used for vehicular travel, excluding shoulders.
CENTRAL WATER OR COMMUNITY WATERA water supply system designed to serve more than one dwelling unit or building; not including the use of a single well for two dwellings in the same lot.
CLEAR SIGHT TRIANGLEAn area of unobstructed vision at a street intersection(s), defined by lines of sight between points at a given distance from the intersecting street center lines.
COMMON OPEN SPACEA parcel or parcels of land or an area of water, or a combination of land and water, within or part of a development site and designed and intended for the use or enjoyment of residents of the development. It does not include streets, off-street parking areas and areas set aside for utility placement, rights-of-way or similar public facilities.
COMMON PROPERTYAll of the land and improvements part of a subdivision or land development which is to be jointly owned and maintained by the lot owners, lessees and/or members of the development and identified as such by the subdivider on any plan offered to the Township for approval.
COMMONWEALTHThe Commonwealth of Pennsylvania and any of its departments or agencies.
CONDITIONAL APPROVALA special approval of a subdivision or land development granted by Board of Supervisors with conditions attached thereto.
CONSERVATION SUBDIVISION (CLUSTER DEVELOPMENT)A form of development for single-family residential subdivisions that permits a reduction in lot area and other development standards, provided there is no increase in the number of lots permitted under a conventional subdivision and the resultant extra land is devoted to open space.
COUNTYThe County of Tioga, Commonwealth of Pennsylvania, and its Planning Department.
CUL-DE-SACA minor street providing a single access to a group of lots with a turnabout area at the end of such street.
DEDICATIONThe deliberate appropriation of land by its owner for any general and public, or limited public use reserving to himself no other rights than such as are compatible with the full exercise and enjoyment of the public uses to which the property has been devoted.
DEPThe Pennsylvania Department of Environmental Protection.
DEVELOPERThe owner, or authorized agent of the owner; including, but not limited to, any individual, partnership or corporation that undertakes a subdivision or land development or any of the activities covered by this chapter, particularly the preparation of a subdivision plan showing the layout of the land and the public improvements involved therein. The term "developer" is intended to include the term "subdivider," even though the personnel involved in successive stages of this project may vary.
DRAINAGE FACILITY OR STRUCTUREAny ditch, gutter, pipe, culvert, storm sewer or other structure designed, intended or constructed for the purpose of diverting surface waters from or carrying surface waters off streets, public rights-of-way, parks, recreational areas, or any part of any subdivision or contiguous land areas.
DRIVEWAYA defined private access from an individual lot or dwelling unit to a public or approved private right-of-way, not including any access designed to service more than two single-family dwellings.
DWELLINGA building or portion of a building that is arranged, intended, designed, or used, as the living quarters for one or more families living independently of each other upon the premises. The term "dwelling" shall not be deemed to include hotel, motel, rooming house or tourist home.
(1) SINGLE-FAMILYA building arranged, designed and intended for, and occupied exclusively by, one family.
TWO-FAMILYA building arranged, designed and intended for and occupied by two families living independently.
MULTIFAMILYA building arranged, designed and intended for and occupied by three or more families living independently and having no cooking or sanitary facilities in common with any other dwelling unit; including apartment houses, apartment hotels, flats and garden apartments.
EASEMENTA right-of-way granted, but not dedicated, for limited use of private land for a public or quasi-public or private purpose, and within which the lessee or owner of the property shall not erect any permanent structure, but shall have the right to make any other use of the land which is not inconsistent with the rights of the grantee.
FILING DATEThe date of the regular meeting of the Planning Commission next following the date an application for preliminary or final approval of a subdivision or land development is received by the Planning Commission Secretary, provided the application has been timely filed under §
22-302. If said next regular meeting occurs more than 30 days following its receipt, the filing date shall be the 30th day following its receipt by the Secretary. Submissions lacking information required by this chapter as shall be determined by the Planning Commission will not be considered filed.
A lot not fronting on a street or abutting a street or with very limited frontage, where access to the street is by a private driveway constructed to Township standards and shared with another property that does front on or abut the street.
FRONTAGEThat side of a lot abutting on a street or way.
LAND DEVELOPMENTEither of the following activities:
(1) The improvement of one lot or two or more contiguous lots, tracts or parcels of land for any purpose involving:
(a) A group of two or more residential or nonresidential buildings, whether proposed initially or cumulatively, or a single nonresidential building on a lot or lots regardless of the number of occupants or tenure.
The division or allocation of land or space, whether initially or cumulatively, between or among two or more existing or prospective occupants by means of, or for the purpose of streets, common areas, leaseholds, condominiums, building groups or other features.
A subdivision of land.
Excepted are the following activities: (1) conversions of single-family dwellings into two-family dwellings and (2) buildings accessory and subordinate to existing principal buildings on the same lot. |
LOTA designated parcel or area of land established by a plat or otherwise as permitted by law and to be used, developed or built upon as a unit.
(1) LOT AREAThe area of land contained within the limits of the property lines bounding that lot, excluding any area within a highway right-of-way.
LOT WIDTH, AVERAGEThe average of the widths of a lot at the building setback line and the rear lot line.
MAJOR IMPROVEMENTSStreets, recreational facilities, off-site sewage facilities; off-site water facilities, stormwater management facilities and similar facilities intended to render a property usable for intended developments.
MAJOR SUBDIVISIONAny subdivision involving new streets or the extension of municipal sewer and water lines.
MANUFACTURED/MOBILE HOMEA transportable, single-family dwelling of intended for permanent occupancy, contained in one unit, or in two units designed to be joined into one integral unit capable of again being separated for repeated towing, which arrives at a site complete and ready for occupancy except for minor and incidental unpacking and assembly operations, and constructed so that it may be used without a permanent foundation. The term manufactured/mobile home shall not include recreational vehicles or any unit of less than 40 feet in length or 10 feet in width.
MANUFACTURED/MOBILE HOME LOTA parcel of land in a manufactured/mobile home park, improved with the necessary utility connections and other appurtenances necessary for the erections thereon of a single manufactured/mobile home. The manufactured/mobile home lot in a manufactured/mobile home park may be either owned by the occupant of the manufactured/mobile home or leased from the manufactured/mobile home park owner.
MANUFACTURED/MOBILE HOME PARKA parcel or contiguous parcels of land which has been so designated and improved that it contains two or more manufactured/mobile home lots for the placement thereon of manufactured/mobile homes.
MANUFACTURED/MOBILE HOME SITEThat part of an individual lot which has been reserved for the placement of the manufactured/mobile home, appertaining structures or additions.
MINOR SUBDIVISIONAny subdivision fronting on an existing street, not involving any new street or road or the extension of municipal sewer or water lines.
MODIFICATIONA relief of the requirements of one or more provisions of this chapter if the literal enforcement will exact undue hardship because of peculiar conditions pertaining to the land in question, provided that such modifications will not be contrary to the public interest and that the purpose and intent of this chapter is observed. See §
22-106.
A Comprehensive Plan for the provision of adequate sewage systems, adopted by a municipality or municipalities possessing authority or jurisdiction over the provision of such systems, and submitted to and approved by the State Department of Environmental Protection, as provided by the Pennsylvania Sewage Facilities Act and [25 Pa. Code,] Chapter 71, rules and regulations, promulgated hereunder.
ON-SITE SEWAGEAny sewage system designed to treat sewage by subsurface means within the boundaries of an individual lot.
ON-SITE WATERAny water supply system designed to provide water by means of a drilled well, spring, cistern, artesian well or other means within the boundaries of the lot being served.
PARCELAn area of land resulting from the division of a tract of land for the purposes of transfer of ownership, use or improvement.
PAVEMENTImprovement of the traveled portion of a roadway with a hard, solid surface material conforming to the standards herein or Pennsylvania Department of Transportation specifications, as the case may be.
PERFORMANCE OR COMPLETION GUARANTEEA surety bond, certified check or other security meeting the requirements of Act 247 (Pennsylvania Municipalities Planning Code), and the terms of which are satisfactory to the Township Solicitor, guaranteeing the subdivider will install all required or planned improvements.
PERSONAny individual, firm, trust, partnership, public or private association or corporation, or other entity.
PLAN OR PLATA map or chart indicating the subdivision, re-subdivision or lot improvement subdivision of land, which in its various stages of preparation can include the following:
(1) SKETCH PLANAn informal plan, identified as such with the title "sketch plan" on the map, indicating salient existing features of a tract and its surroundings and the general layout of the proposed subdivision, to be used as a basis for consideration by the Township.
PRELIMINARY PLANA complete plan prepared by a registered professional engineer, registered landscape architect, registered surveyor or other qualified individual, identified as such with the wording "preliminary plan" in the title, accurately showing proposed streets and lot layout and such other information as required by this chapter.
FINAL PLANA complete and exact plan, identified as such with the wording "final plan" in the title, with professional engineer's or registered surveyor's seal affixed, and prepared for official recording.
RECREATIONAL LAND DEVELOPMENTThe development of a lot, tract or parcel of land, parcels or other divisions of land, including changes in existing lot lines for the purpose, whether immediate or future, of lease, rent, sale or transfer of ownership, for the purpose of providing a site for travel trailers, truck campers, camper trailers, motor homes and tents, for transient use. Campgrounds, recreational vehicle parks, primitive camping facilities and other similar facilities shall fall under this definition. This definition is not, however, intended to cover second-home communities of single-family dwellings or mobile home parks.
(1) TRANSIENT RECREATIONAL SUBDIVISIONS OR LAND DEVELOPMENTSAre publicly operated facilities, or businesses, offering sites with the usual accessory recreational and service facilities, not normally including eating facilities, for use for tent camping and/or recreational vehicle camping by the public at large on a transient basis. Sites are rented on a daily or weekly basis.
NONTRANSIENT RECREATIONAL SUBDIVISIONS OR LAND DEVELOPMENTSAre planned private communities with recreational and service facilities, including central water and sewage and usually a restaurant and/or bar, lounge, chapel, and community hall, for use only by occupants of tents and/or recreational vehicle sites within the campground. Sites may be owned in common, or may be owned individually by deed conveyance, or may be leased on an annual basis.
RECREATIONAL VEHICLEA vehicular type of unit initially designed as temporary living quarters for recreational camping or travel use which either has its own motive of power or is mounted on or drawn by another vehicle. The basic types of recreation vehicles are:
(1) TRAVEL TRAILERSA vehicular unit, mounted on wheels, of such size or weight as not to require special highway moving permits when drawn by a motorized vehicle designated and constructed to provide temporary living quarters for recreational, camping, or travel use, and a size of no more than 300 square feet.
TRUCK CAMPERA portable unit, designed to be loaded onto, or affixed to, the bed or chassis of a truck and constructed to provide temporary living quarters for recreational, camping or travel use.
MOTOR HOMESA vehicular unit built on a self-propelled motor vehicle chassis, designed to provide temporary living quarters for recreation, camping or travel use.
CAMPER TRAILERA vehicular unit mounted on wheels and constructed with collapsible partial side walls which fold for towing by another vehicle and unfold at the campsite and designed to provide temporary living quarters for recreational, camping or travel use.
TENTA movable shelter made of canvas or other similar material and supported by a pole or poles and designed and manufactured to provide temporary living quarters for recreational and camping use.
SELF-CONTAINED UNITA unit that; can operate independent of connections to external sewer, water and electrical systems; has a toilet and holding tank for liquid waste; contains water storage facilities; and may contain a lavatory, kitchen sink and/or both bath facilities connected to the holding tank.
RIGHT-OF-WAYA strip of land occupied or intended to be occupied by a street, crosswalk, railroad, road, electric transmission line, oil or gas pipeline, water main, sanitary or storm sewer main, shade trees, or for another special use. If the right-of-way involves maintenance by public agency, it shall be dedicated to public use by the make of the plat on which such right-of-way is established. The right-of-way shall be considered as land area when computing size. If the right-of-way is intended for private use only, it shall be maintained by all property owners involved and such language for maintenance shall be provided on the subdivision maps/plans.
SETBACKA line, parallel to a property boundary or the edge of a highway right-of-way, which defines an area within which buildings and improvements (fences and utility lines excepted) are restricted.
STONE FIELDAny area where the land surface is stone and void of fines between stones.
STREETA highway, road or other vehicular way that serves as a designated public or private thoroughfare, is depicted on an approved subdivision or land development plat or is otherwise depicted or described in legal documents recorded in the office of the Tioga County Recorder of Deeds, including the following:
(1) MAJOR STREETAn arterial street with signals or stop signs at important intersections that collects traffic from collector streets and is generally expected to carry 5,000 vehicles or more of annual average daily traffic.
COLLECTOR STREETA street that collects traffic from minor streets, delivers it to major streets and is generally expected to carry 1,000 to 5,000 vehicles or more of annual average daily traffic.
MINOR STREETA street that offers access to abutting properties, has little or no through traffic and is generally expected to carry less than 1,000 vehicles or more of annual average daily traffic.
INTERIOR OR MARGINAL ACCESS STREETA street intended to provide access to lots bordering a public right-of-way to which access has been limited or prohibited, and generally running parallel to such right-of-way.
SERVICE WAY/ALLEYA service drive providing a secondary means of access to abutting properties and not intended for general traffic circulation, including interior access streets not accessible to the public.
SUBDIVISIONThe division or redivision of a lot, tract or parcel of land by any means into two or more lots, tracts, parcels or other divisions of land including changes in existing lot lines for the purpose, whether immediate or future, of lease, partition by the court for distribution to heirs or devisees, transfer of ownership or building or lot development: Provided, however, that the subdivision by lease of land for agricultural purposes into parcels of more than 10 acres, not involving any new street or easement of access or any residential dwelling, shall be exempted.
SURVEYORA registered land surveyor licensed by the Commonwealth of Pennsylvania.
TOWNSHIPCovington Township, Tioga County, Pennsylvania.
TOWNSHIP ENGINEERA professional engineer licensed as such by the commonwealth and appointed or hired on a consulting basis to provide engineering advice to the Township.
TRIP-ENDThe starting point or destination associated with any trip by vehicle. All trips have both a beginning and ending trip-end (two trip-ends).
WAIVERA relief of one or more procedural requirements of this chapter if the requirements pertaining to the same are not applicable because of peculiar conditions pertaining to the application or land in question, provided that such waiver will not be contrary to the public interest and that the purpose and intent of this chapter is observed. See §
22-106.
A discernible, definable natural course or channel along which water is conveyed ultimately to streams and/or rivers at lower elevations, including streams, rivers and other water bodies. A watercourse may originate from a lake or underground spring(s) and be permanent in nature, or originate from temporary sources such as runoff from rain or melting snow.