[Ord. 1994-1, 7/--/1994, § 201]
1.
For purposes of these regulations certain terms or words used herein
are defined as follows:
A.
The particular shall control the general.
B.
The word "person" or "developer" includes a firm, association, organization,
partnership, trust, company or corporation as well as an individual.
C.
The present tense includes the future tense.
D.
The masculine gender includes the feminine.
E.
The singular number includes the plural and the plural number includes
the singular.
F.
The word "shall" is mandatory; the word "may" is permissive.
[Ord. 1994-1, 7/--/1994, § 202; as amended by Ord.
1997-2, 3/6/1997]
The locations along the edge of a lot or property abutting
a street that provide the authorized vehicular entry into the lot.
The individual appointed by and responsible to the Board
of Supervisors (but not a Supervisor himself) to administer and enforce
this chapter.
The combination of bearings and distances in plan which describe
the passage of a right-of-way across the land.
The combination of bearings and distances in profile which
describe the passage of a right-of-way over the topography.
A right-of-way less than 50 feet in width providing secondary
access to a property or properties and upon which no property has
its only means of access.
A change in these regulations including addition of new requirements,
revision of existing requirements or deletion of obsolete requirements
necessitating public hearings and formal adoption by the Township
before becoming effective.
A formal request by a developer containing information required
by these regulations to be used as a basis by the Township in granting
final approval of a subdivision or plan.
A formal request by a developer containing information required
by these regulations to be used as a basis by the Township in granting
preliminary approval of subdivision or plan.
An acknowledgement by the Township that the final plan application
conforms to all the requirements of these regulations and that the
developer is free to record the plan as approved.
A curved line that is centered from a point and has a definite
length terminating each end in a tangent or another arc.
The process of replacing earth fill in an excavation created
for laying of pipe or constructing a foundation or wall.
The road building materials precisely laid down on the prepared
subgrade of a roadway to support the pavement of the road.
The direction that a line points relative to magnetic north.
A flat or slightly sloped graded surface designed to divert
storm drainage and/or stabilize a graded slope.
A permanent elevation established by the U.S. Coast and Geodetic
Survey to which other elevations should be tied.
The graded strip along each side of a street pavement when
curbs are not present, designed to direct stormwater from the pavement
to a gutter and to provide a stable location for disabled or parked
vehicles off the pavement.
The asphaltic layer in a road pavement designed to bind the
base course and the bearing course into a solid pavement.
An area of land, generally in a plan of lots, surrounded
by streets.
The duly elected governing body of Vernon Township.
A visual screen intended to separate existing residential
lots or plans from neighboring commercial or industrial development
in order to protect residential property values.
Any man-made enclosed structure placed upon, over or in the
land for any purpose.
A document issued by the Township attesting that a proposal
for construction meets all requirements of this chapter and other
applicable development ordinances in force and allowing such proposed
construction to commence.
The surfaced strip within a street right-of-way designed
for vehicular passage.
Line running parallel to and equidistant from right-of-way
lines on each side of a street.
A plan of lots for single family detached dwellings when
the site presents environmental obstacles or opportunities and dimensional
requirements for the lots are reduced in exchange for keeping the
environmentally sensitive areas permanently undeveloped.
A street that in addition to serving the properties abutting
it also receives traffic from intersecting minor streets for distribution
to major highways.
The area within a plan that is held jointly by all the property
owners in the plan for their enjoyment and is specifically described
in the plan.
An improvement, whether public or for the benefit of the
residents of a development only, constructed by the developer to conform
with the requirements of these regulations and guaranteed as required
by the Board of Supervisors as a condition for final plan approval.
A utility system constructed by a developer to serve his
plan in conformance with these regulations and the requirements of
the State Department of Environmental Protection, such system to be
operated by the developer until or unless taken over by a public authority.
An imaginary line connecting all points with the same elevation
above or below a fixed base point whose elevation is known.
A property that abuts two adjacent streets that intersect
at one corner of the property.
The Planning Commission of Crawford County, Pennsylvania.
A public agency charged with protecting the soils and water
resources of Crawford County from erosion and pollution.
A cut through a road or utility at right angles to its length
revealing materials and dimensions of components.
A pedestrian right-of-way extending through a block between
streets on opposite sides of the block or connecting across a block
or blocks to a public or community facility.
Street with connection to other streets at only one end and
having a permanent vehicular turnaround at the closed end.
A pipe carrying surface drainage under a street or drive.
The raised edge of a street pavement designed to create a
gutter for stormwater removal, to eliminate the need for berms and
to provide a guide for paving and snow removal.
The designated point of vehicular entry into a lot or property
approved by PennDOT or Township if access is to a state highway or
Township road.
A rounded change of direction of an alignment that can be
described by radii and arc distances. A sag curve includes the lowest
elevation in a curve in vertical alignment while a crest curve includes
the highest elevation. A compound curve is two or more abutting curves
without a tangent between them.
The designation of property, formerly privately owned, for
public purpose, such designation stipulated in writing recorded by
the private owner and accepted by the public body.
Any landowner, agent of such landowner or tenant with the
permission of such landowner who makes or causes to be made a subdivision
of land or a land development.
Any activity to create new lots or properties, adjust lot
lines, change the original contour or cover on the land or erect buildings
and the facilities and utilities necessary to serve then in accordance
with the requirements of this chapter and other development ordinances
of Vernon Township.
A lot that abuts two streets that do not intersect adjacent
to the lot.
A continuing alignment following the lowest elevations intended
to carry stormwater including swales, subsurfaces drainage pipes,
creeks, streams and rivers.
The rearrangement of the earth's natural surface creating
cuts into the surface and fills upon the surface in the process of
preparing a site for development in accordance with the requirements
of this chapter and other applicable development ordinances.
A right-of-way granted across a private property generally
for public utility lines, stormwater flow or for access to another
property beyond, passage over which is guaranteed by the grantor to
those entitled to use the easement.
An individual registered as a professional civil engineer
by the Commonwealth of Pennsylvania.
The process of breaking down and carrying away of exposed
ground surfaces by action of wind, water and temperature change.
A document prepared by a developer who contemplates substantial
earthmoving, indicating how he/she proposes to protect the property
and downstream land from soil erosion and water pollution in accordance
with regulations of the State Department of Environmental Protection.
Fast catching grasses with dense root systems designed to
stabilize a newly graded slope and prevent washing away of bare soils.
An interest bearing note established by a developer at a
financial institution of an amount required to guarantee completion
of improvements to be constructed in his plan and payable to the Township
if the developer fails to complete the improvements within the time
stipulated in the plan approval.
To remove earth that has laid untouched for a period of at
least two years.
Improvements already present on a property and adjacent to
it and topographical and drainage arrangements prior to the start
of development.
Earth material excavated elsewhere and deposited upon the
ground surface in the process of grading.
The documentation presented by a developer to the Township
for consideration under the terms of these regulations after approval
has been granted a preliminary plan proposal that include the land
area covered by the final plan proposal.
The final arrangement of contours including topsoil and the
wearing courses of paved areas upon completion of improvements in
a plan.
Land that lies within the one-hundred-year floodplain as
shown on the Township's flood hazard boundary maps prepared by
the Federal Insurance Administration.
The edge of a property abutting a public street. When a property
abuts two or more streets frontage shall be considered the edge abutting
the principal street to which the property has access.
The percentage that the center line of a street or sewer
line deviates from the level. A change of grade is a change in the
percentage.
The process of mechanically changing the original earth surface
to accommodate new construction.
A street along the edge of a plan only half as wide as required,
whose full width is dependent upon subdivision of the abutting property
that will complete the street.
Authorization issued by PennDOT or Township allowing a property
owner specific access to a state or Township maintained highway and
required before a building permit for development of the property
may be issued.
Soils saturated, flooded or ponded long enough during the
growing season to develop anaerobic conditions in the upper soil profile.
A guarantee, backed by the developer's collateral held
in escrow, that improvements agreed upon as a condition of final plan
approval will be carried out as specified and as required by these
regulations.
Any of the following activities:
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.
The legal or beneficial owner or owners of land including
the holder or an option or contract to purchase (whether or not such
option or contract is subject to any condition) or a lessee if he/she
is authorized under the lease to exercise the rights of the landowner.
A designated parcel, tract 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.
A guarantee, backed by the developer's collateral held
in escrow, that improvements, upon completion to the Township's
satisfaction, will be maintained for a stipulated time period at no
Township expense against inferior construction.
For purposes of these regulations only U.S. Routes 6, 19
and 322 and PA Routes 89 and 102 shall be considered as major highways.
A transportable single family dwelling intended for permanent
occupancy contained in one unit or in two or more units designed to
be joined into one integral unit capable of again being separated
for repeated towing which arrives at a site complete and ready for
occupancy except for minor and incidental unpacking and assembly operations
and constructed so that it may be used without a permanent foundation.
A leased parcel of land in a manufactured home park improved
with the necessary utility connections and other appurtenances for
the erection thereon of a single manufactured home.
A parcel or contiguous parcels of land under single ownership
which has been planned and improved for the placement of manufactured
homes for nontransient use consisting of two or more manufactured
home lots.
A vehicular street serving the properties abutting it but
not intended to carry traffic collected from other streets.
A grant by the Board of Supervisors upon recommendation of
the Township Planning Commission allowing a developer to deviate from
the regulations normally in force on his property because unusual
conditions not created by the developer are present making development
extremely difficult and the deviation, if permitted, will not downgrade
the neighborhood and will be the minimum affording him/her relief.
A proposal to provide sewage disposal for a property, a development
plan or a subdivision when such proposal involves a public or community
sewer system.
A permanent precise indication established by a registered
surveyor or points at changes of direction in the boundary of a subdivision
or development plan or at points of change of direction in street
right-of-ways within or on the boundary of the plan.
An individual appointed by the Township and certified by
the Commonwealth who is charged with enforcing the regulations of
the Department of Environmental Protection within the Township relative
to individual on-lot and community sewage disposal systems.
Certification issued by the Township attesting that the proposed
development of a lot has been completed in accordance with the building
permit and the applicable regulations of the Township and may be occupied
and used as intended.
Accommodation not within a public street for storage and
maneuvering of motor vehicles.
An independent utility system designed to accommodate only
the property on which it is located.
The individual or corporation whose name appears on the records
of the County Recorder of Deeds as the current owner of a property.
The portion of a lot or parcel set aside for motor vehicle
storage in a multifamily, public, semipublic, commercial or industrial
development.
The location in a parking area laid out for storage of one
motor vehicle.
The portion within a right-of-way designed for vehicular
travel and improved to specifications established by the Township
to carry such traffic in all weather.
A guarantee, backed by the developer's collateral held
in escrow, that the developer's financial obligations in connection
with a development approved by the Township will be covered without
harm to the Township.
A part of a plan designated on the recording documents to
be left undeveloped and described on the plan the same as any lot
to be sold for development. The bylaws of the organization responsible
for the maintenance of such permanent open space shall be included
with the recording documents.
A permanent indication, established by a registered surveyor,
of points at the corners of lots in a subdivision plan or at points
of changes of direction along lot lines.
The slope of the land surface to assure that stormwater flows
off the surface to a drainageway or stream and nowhere does water
lay upon the surface.
Water meeting State Health Department criteria for human
consumption.
The documentation presented by a developer to the Township
in support of a subdivision or land development plan for preliminary
consideration under the terms of these regulations.
A vehicular access to a property as an easement over the
land from which the property was subdivided, approved in accordance
with the requirements of this chapter.
A vertical cut along the center line of a street or utility
line indicating the vertical alignment with the vertical dimension
often exaggerated to clarify the relation between horizontal and vertical
measurements.
An area of land, all portions of which are in the same ownership
and the boundary of which closes on itself.
An advertised meeting called by a Township elected or appointed
body and open to the public at which testimony is gathered on a proposal
for development or a revision to these or other development regulations
in order to assist the Township in reaching a decision of approval
or disapproval of the proposal or revision.
Roads, utilities and community facilities provided by a developer
in the course of the development of his plan to comply with the requirements
of these regulations.
Notice published once each week for two successive weeks
in a newspaper of general circulation in the Township. Such notice
shall state the time and place of the hearing and the particular nature
of the matter to be considered at the hearing. The first publication
shall not be more than 30 days and the second publication shall not
be less than seven days from the date of the hearing.
A system operated by a public authority or authorities appointed
by the Township or group of municipalities served by the system with
power to issue revenue bonds, construct such systems and operate them
as well as extensions built by others but dedicated to the authority
to operate.
A right-of-way dedicated for public vehicular use which has
been accepted for maintenance by the Township or the state.
The act of registering with the County Recorder or Deeds
a subdivision or land development plan which has received final approval
by the Township.
The final approved plan and any restrictive covenants that
are recorded by the developer after which he/she may commence development
but only in compliance with such recorded plan.
The rearranging of property lines or the combining of several
properties into one or more new properties.
A recorded private agreement legally binding successor owners
of a property to certain conditions regarding use of the property
stipulated by the original owner, such stipulations being more restrictive
than these or other Township or state regulations and enforceable
for a set number of years after recording.
A wall at least four feet high on its exposed side designed
by an engineer to contain the thrust of an earth embankment behind
it.
A strip of land which has been dedicated for public use and
provides access to private property abutting it, connecting with other
rights-of-way to form a vehicular and pedestrian circulation network
in the Township; also an easement across private property.
The process by which wind and water scour material from the
earth surface and carry it into nearby streams raising their level
and reducing their water carrying capacity.
A line describing the boundary of the area on a property
within which construction can occur, the line being parallel with
the property boundaries and set back from them a distance prescribed
by the applicable zoning regulations.
The distance that an automobile drive can see unobstructed
by changes in alignment or roadside structures or topography usually
measured between points on a road center line from three feet six
inches above the surface up to eight feet above the surface.
The toe is the transitional area between the lower edge of
a graded sloped surface and the adjacent horizontal ground; the top
is the upper edge of the slope where it adjoins undisturbed ground.
A procedure for measuring the ability of soil to absorb moisture
as an indication of problems that will occur in connection with on-lot
sewage disposal conducted by the municipal sewage enforcement officer.
An arrangement of swales, conduits, underground pipes and/or
impoundment basins designed to collect stormwater, control its flow
and direct it to a stream or established drainageway.
The heaviest rainfall recorded over the past 50 years in
the Township or vicinity measured in inches over a twenty-four-hour
period.
Precipitation falling upon the ground surface.
The process of controlling stormwater runoff from paved or
covered surfaces to prevent the rapid release of large volumes of
water a high velocity that would damage lower properties through flash
flooding, erosion or sediment deposition.
A vehicular and/or pedestrian passage open to public use
within a recorded right-of-way 50 feet or more in width connecting
with other streets to form the municipal circulation system whether
or not maintained by the Township or state.
Any man-made construction placed on, over, in or under the
ground.
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.
The ground surface in a street right-of-way prepared to receive
the street base course.
The warping of the surface of vehicular road on horizontal
curves inward towards the radius of the curve in order to maximize
the contact of a vehicle with the road surface and minimize the effects
of centrifugal force.
An individual who is registered to practice land surveying
in the Commonwealth of Pennsylvania.
A continuous depression across the land surface that carries
stormwater from higher to lower elevations and eventually to a storm
pipe or stream.
A straight line in horizontal or vertical alignment connecting
the ends of curves.
Traffic that is passing through an area but has no origin
or destination there.
A box on a drawing containing specific information relative
to a development required for review of the proposal.
A map delineating by contours the surface elevations of a
land area.
A professional civil engineer registered in Pennsylvania
and retained by the Board of Supervisors to represent the Township
in the review of development plans and proposed public improvements
and in the inspection of them during construction and upon completion.
The duly appointed Planning Commission of Vernon Township.
A service normally required for the successful functioning
of a development, whether provided by a community or a public system
or by a private company. Utilities include, but are not limited to,
sanitary sewage and stormwater collection and disposal, water and
gas supply, electric and telephone service and T.V. cable.
The average level that water below the ground surface assumes.
The final paved surface of a street, laid on top of the binding
course and establishing the finished grade of the street.
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. (Definition
used by U.S. Environmental Protection Agency and U.S. Army Corps of
Engineers.)
The area of a lot between the property line and the parallel
adjacent setback line within which buildings or any part of them cannot
be placed.
A document adopted by the Township establishing districts
throughout the Township and permitting certain uses within each district
in order to protect the public health, safety and welfare, to maintain
property values in each district and to encourage compatible development.
