Unless otherwise expressly stated, the following words shall
be construed throughout this chapter to have the meaning set forth
in this article.
A.
If this chapter explicitly says that a word or phrase has a specific
meaning to be used in a specified part of the ordinance, then the
word or phrase has that specific meaning throughout the specified
part regardless of capitalization.
B.
The present tense includes the future. The singular includes the
plural and plural the singular. The masculine gender includes the
feminine.
C.
The words "shall" or "must" indicate a mandatory requirement. The
word "may" is optional.
D.
The word "used" includes the words "designed," "arranged," and "intended
to be used."
E.
The words "district" and "zone" shall be synonymous.
F.
The word "built" includes the words "erected," "constructed," or
"altered."
G.
The words "person," "party," and "entity" are interchangeable and
include any individual, partnership, association, organization, limited
liability company, corporation, firm, trust, estate, municipality,
governmental unit, public utility, or any other legal entity.
H.
The word "Township" means Thornbury Township, Chester County, Pennsylvania.
I.
The terms "Board of Supervisors" or "Supervisors" means Thornbury
Township Board of Supervisors.
J.
The term "Planning Commission" means the Thornbury Township Planning Commission, as established under the provisions of the Pennsylvania Municipalities Planning Code and as described in Thornbury Township Chapter 46, Planning Commission.
K.
When terms, phrases or words are not defined, they shall have their
ordinarily accepted meaning or such as the context may imply.
The following words, terms, and phrases, when used in this chapter,
shall have the meanings ascribed to them in this article, except for
where the context clearly indicates a different meaning:
A building or structure that is not a principal building
or structure and which is used for purposes that are entirely incidental
and subordinate to those of the principal building or structure and
located on the same lot. Structures including but not limited to tennis
courts, barns, swimming pools, sheds, carports, and garages shall
be considered as accessory structures.
See "Pennsylvania Municipalities Planning Code."
All or any portion of buildings, structures, site improvements,
complexes, equipment, roads, walks, passageways, parking lots, transportation
facilities, or other real or personal property that are readily accessible
to and usable by individuals with disabilities to be expressed in
terms of architecture and design, transportation, and communication.
A minor right-of-way providing secondary vehicular access
to the side or rear of two or more properties.
Any change to any portion of a building or structure for
the same or a different use.
A landowner or developer, as herein defined, who has filed
an application for development, including their heirs, successors,
and assigns.
Every application, whether preliminary, tentative, or final
required to be final and approved prior to 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 development plan.
The land area contained within the boundaries of a tract,
exclusive of the areas of such permanent easements as are associated
with provision of public or private utilities, land within the right-of-way
of existing or planned roads or roads that may be required by this
chapter.
An earthen embankment which serves purposes such as: retaining/detaining
the flow of surface water runoff, preventing soil erosion, or supporting
plant materials to aid in screening.
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Earthen berm with landscaping
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See "stormwater management facility."
A tract of land bounded by streets public land, railroad
rights-of-way, waterways, and/or corporate boundary lines of the Township.
An area designated to functionally and/or to visually separate
conflicting land uses.
A strip of required yard space adjacent to the boundary of
a property or district, which is landscaped for the full width and
on which is placed a screen of sufficient density not to be seen through
and of sufficient height to constitute an effective screen and give
maximum protection and immediate visual screening to an abutting property
or district.
A combination of materials to form a permanent structure
having walls and a roof.
DETACHEDA building having only one dwelling unit from ground to roof, independent outside access and open on all sides.
SEMIDETACHEDA building having one shared or party wall in common with an adjoining building.
ATTACHEDA building in a group of more than two buildings wherein there are two or more party walls in common with the adjoining buildings.
The most current version of the UCC Building Code adopted
by Thornbury Township.
The ratio of the total ground floor area of all buildings
on a lot to the total area of the lot on which they are located.
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The vertical distance from the average grade (the average
of the grades taken at ten-foot intervals around the building perimeter)
to the top of the highest roof beams of a flat roof or to the mean
level of a sloped roof, provided that chimneys and spires shall not
be included in measuring the height. Elevator, stair and equipment
penthouses, tanks and air-conditioning towers shall not be included.
The height shall be measured from finished grade, but such measurement
shall not be made from a point higher than eight feet above original
grade.
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A line parallel to the street right-of-way at a distance
therefrom equal to the depth of the front yard setback required for
the district in which the lot is located, except in the case of an
interior lot not fronting on the street or highway for its full width,
in which case the building line shall be a line parallel to the highway
or street at a distance from the property line nearest the highway
or street equal to the depth of the front yard required for the district
in which the lot is located.
The permit to be issued by the Code Enforcement Officer when
all the requirements of the zoning, sanitation, and other relevant
ordinances are met.
The main building on a lot or any building that is not an
accessory building. Each dwelling or apartment house and each commercial,
industrial, or institutional building which houses a separate commercial,
industrial, or other enterprise or a group of permitted commercial
or industrial uses shall be construed to be a principal building.
A term used to describe the size of buildings or other structures
and their relationship to each other, to open areas such as yards
and or lot lines and includes the size, height, and floor area of
a building to the area of the lot (density); and all open areas in
yard space relating to buildings and other structures in accordance
with the area and bulk requirements and other applicable requirements
of this chapter.
The diameter of a tree trunk measured six inches above the
ground for trees up to and including four-inch diameter and measures
12 inches above the ground for trees larger than four-inch diameter.
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The paved surface of a street available for vehicular traffic.
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 centerlines in accordance with the Multimodal Circulation
Handbook for Chester County, PA.
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See "open space, common."
The services that 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 healthcare facilities,
public water and sewer facilities, fire protection, police, ambulance
and rescue services, municipal buildings, and postal services.
The Comprehensive Plan of the Township of Thornbury, Chester
County, Pennsylvania, as adopted and amended from time to time in
accordance with the Pennsylvania Municipalities Planning Code.
An undisturbed or nearly undisturbed natural area consisting
of vegetation that is native to the area and is intended to be preserved
in its natural state.
The erection, modification, relocation, or alteration of
any building or structure, including the placement of mobile homes.
Limited disturbance to soil or vegetation associated with the entering
upon the premises for the purposes of surveying, staking, or to obtain
necessary data on existing conditions shall not be deemed "construction."
A public right-of-way used for pedestrian travel across a
roadway at an intersection or any portion of a block (midblock crossing)
to provide safe pedestrian access to adjacent roads, lots, or public
use areas.
A street with access at one end and terminated at the other
by a paved vehicular turnaround.
A structure, including appurtenant works, which carriers
water under or through an embankment or fill.
A stone, concrete, or pavement bordering structure defining
the edge of a roadway, cartway, or paved area.
The removal of soil or rock from its natural or predevelopment
location.
The number of dwelling units per acre, calculated by dividing
the total number of dwelling units by the adjusted tract area.
The allowable increase in dwelling unit density above base
density.
Minimum standards for the layout by which a subdivision or land development is developed. See the provisions of Article V.
An impoundment structure designed to manage stormwater runoff
by temporarily storing the runoff and releasing it at a predetermined
rate. Detention basins are designed to drain completely shortly after
any given rainfall event.
The developable area of a parcel which is determined by subtracting
protected areas from the base site area.
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 man-made change to improved or unimproved real estate,
including but not limited to the construction, reconstruction, renovation,
repair, expansion, or alteration of buildings or other structures,
the placement of manufactured homes, utilities, streets, or other
paving; filling, grading, and excavation; mining, dredging; drilling
operations; storage of equipment or materials; and the subdivision
of land.
The percentage of density credit granted for protected areas within a given parcel, based upon the percentage of the base site area represented by the protected areas. See Chapter 155, Zoning, § 155-1409B(2).
The provisions for development, including a planned residential
development (PRD), and/or a plat of subdivision, including all covenants
relating to use, location and bulk of buildings and other structures,
intensity of use or density of development, streets, pathways, parking
facilities, common open space, stormwater facilities, public facilities
and other features and/or information as required by Township ordinances.
The provisions of the development plan shall mean the written and
graphic materials referred to in this definition.
The outside diameter of a tree at 4.5 feet above the forest
floor on the uphill side of the tree. The measured section should
be unbranched and representative of the typical age of the tree species.
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The movement of water from an area by stream or sheet flow,
and removal of excess water from soil by downward flow.
A right-of-way granted to use private land to facilitate
drainage as deemed necessary by the Township within which the owner
shall erect no permanent structures, but may use the land in any other
way not inconsistent with the grantee's rights.
A generally circular line, the circumference of which is
determined by the outer reaches of a tree's widest branching
points.
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That portion of a lot which is intended for vehicular use and which is privately owned, whether paved or unpaved as regulated under Thornbury Township, Chapter 108, Streets and Sidewalks.
A building or entirely self-contained portion thereof containing
food preparation and bathroom facilities, for occupancy by only a
single housekeeping unit (including any domestic servants living or
employed on the premises) with no enclosed space (other than vestibules,
entrance or other hallways or porches) in common with any other dwelling
unit.
A construction or other human activity which disturbs the
surface of the land, including, but not limited to, clearing and grubbing,
grading, excavation, embankments, road maintenance, building construction
and the moving, depositing, stockpiling, or storing of soil, rock,
or earth materials.
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.
The use of plant materials, fencing, walls, and/or earthen
berms or combinations thereof, to aid in the concealment of such features
as parking areas and vehicles within them and to provide privacy between
two or more different land uses or activities; a visual and/or other
barrier.
A feature, with a stabilized surface, that allows access
for emergency vehicles to a particular property.
The duly designated Engineer of Thornbury Township or the
engineer or consultant employed by the Township to perform the duties
herein prescribed.
The process by which soils, vegetation, and man-made materials
on the earth's surface are worn away by action of water, wind,
frost, chemical, or other natural force.
A plan which shall contain all subdivision plan information
and, in addition, shall show location of all telephone, electric,
gas, water, sanitary sewer and stormwater sewer facilities.
The most current version of the National Fire Protection
Association (NFPA) fire code adopted by Thornbury Township.
A relatively flat or low land area which is subject to partial
or complete inundation from an adjoining or nearby stream, river or
watercourse; and/or any area subject to the unusual and rapid accumulation
of surface waters from any source.
Chapter 83 of the Township Code for the management of flood-prone areas as amended from time to time.
The sum of the total horizontal area of all of the floors
of a building.
The gross floor area less areas not directly used for the
principal use intended, such as walls, columns, stairwells, shaftways,
elevators or escalators, corridors, equipment or mechanical rooms,
storage areas, and lavatories.
A unit of light quantity or density when the foot is the
unit of measure. One footcandle equals one lumen per square foot of
area.
An industry-recognized IESNA designation used by the lighting
industry to describe a lighting fixture from which no light output
is emitted at or above a horizontal plane drawn through the bottom
of the fixture and no more than 10% of the lamp's light intensity
is emitted at an angle 10° below that horizontal plane, at all
lateral angles around the fixture. Implicit in the definition is a
fixture that is aimed straight down and has a flat lens.
Brightness in the field of view that is sufficiently greater
than the amount of light to which the eye is adapted, to cause annoyance,
discomfort or loss of visual performance and visibility.
The elevation, relative to a given datum, of the ground surface
prior to any excavation or fill.
An acceptable bond or funds in escrow, sufficient to cover
the complete cost of required improvements, as estimated by the Township
Engineer, or other qualified person designated by the Board of Supervisors.
An acceptable bond or funds in escrow sufficient to cover
maintenance costs of a given facility and to sustain operation of
said facility to appropriate standards for a length of time to be
determined by the Board of Supervisors. Appropriate standards and
costs shall be determined by the Township Engineer or other qualified
person designated by the Board of Supervisors.
A linear plant community dominated by trees and/or shrubs.
Hedgerows often occur along roads, fencelines, property lines, or
between fields, and may occur naturally or be specially planted (e.g.,
as a windbreak).
All buildings, sites, and structures shown on the Thornbury
Township Historic Resources Map; and sites, areas, 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.
This may include any building, structure or site that is recognized
for its historic, architectural or archaeological significance by
the Pennsylvania Historical and Museum Commission, or designated as
contributing to a National Register Historic District.
A nonprofit organization comprised of homeowners or property
owners, planned and operated under negotiated and approved rules and
regulations, for the purpose of administering the needs of residents,
subject to the provisions of the Pennsylvania Uniform Planned Community
Act of 1996.
Soils that form under conditions of saturation, flooding
or ponding long enough during the growing season to develop anaerobic
conditions in the upper part, including soils inventoried or described
as hydric according to the Soil Survey of Chester and Delaware Counties,
Pennsylvania, or other information provided by the U.S. Natural Resources
Conservation Service (NRCS). In Thornbury Township, hydric soils shall
include, but are not limited to: Bedford Sil Loam (Bd), Chewacla Silt
Loam (Ch), Lawrence Silt Loam (La), Guthrie Silt Loam (Gu), Glenville
Silt Loam (Gn), and Worsham Silt Loam (Wo).
A surface that has been compacted or covered with a layer
of material so such that it prevents or is resistant to infiltration
of water, including but not limited to structures such as roofs, buildings,
storage sheds; other solid, paved or concrete areas such as streets,
driveways, sidewalks, parking lots, patios, decks, tennis or other
paved courts; or athletic playfields, comprised of synthetic turf
materials. For the purposes of determining compliance with this chapter,
compacted soils or stone surfaces used for vehicle parking and movements
shall be considered impervious. Surfaces that were designed to allow
infiltration (i.e., areas of porous pavement) will be considered on
a case-by-case basis by the Township Engineer, based on appropriate
documentation and condition of the material, etc.
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The construction of any type of structure, facility and/or
pavement, including but not limited to grading, paving, curbing, street
lights, street signs, fire hydrants, water mains, sanitary sewer mains
(including laterals to the street right-of-way line), storm drains
(including all necessary structures), sidewalks, street trees, and
monuments.
Minimum standards for the construction of the required improvements
such as streets, curbs, sidewalks, water mains, sewers, drainage facilities,
public utilities and other items required to render the land suitable
for the use proposed.
Predominantly non-native, non-indigenous, alien tree, shrub,
vine, or herbaceous species that grow or reproduce aggressively, usually
because they have few or no natural predators, and which can so dominate
an ecosystem that they kill off or drive out many indigenous plant
species. Invasive trees, shrubs, vines, or herbaceous species are
listed in Appendix A.[1]
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; 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.
A subdivision of land.
Development in accordance with Section 503(1.1) of the Municipalities
Planning Code.
Any activity which exposes soils, alters topography, or alters
vegetation, except for the removal of hazardous or invasive vegetation.
Customary agricultural practices such at tilling, plowing, mowing,
and harvesting are excluded from the definition of land disturbance.
The legal or beneficial owner 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 they are authorized
under the lease to exercise the rights of the landowner, or other
person having a propriety interest in the land.
Living vegetative material, including but not limited to
grass, ground covers, trees, and shrubs required upon all lots, except
where agricultural production or gardens are permitted, so as not
to leave bare dirt exposed to erosion.
A parcel of land on which a principal building or, where
authorized by the Thornbury Township Zoning Ordinance, a unified group
of buildings are or may be placed, together with the required open
space. The use of a lot for more than one principal building or for
a unified group of buildings shall be considered a subdivision, and
the plan for any such use shall be subject to approval in accordance
with this chapter. For the purposes of these definitions, unified
group of buildings shall include a single commercial building designed
to house more than one commercial use or entity and shall also include
a multiple dwelling.
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Lot Diagram
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See "base site area."
The horizontal distance between the front lot line and the
rear lot line measured along the median of the side lot lines.
A property boundary line of any lot held in single and separate
ownership, except that, in the case of any lot abutting a street,
the lot line for such portion of the lot as abuts such street shall
be deemed to be the same as the street line, and shall not be the
centerline of the street or any other line within the street lines
even though such may be the property boundary line in a deed.
The horizontal distance between side lot lines measured along
the building setback line. Where the street line is curved, the measurement
shall be made on the are parallel to the curve of the street line.
A lot abutting upon two or more streets, at their points
of intersection; or a lot with two or more connected sides which abut
upon a street or streets, the interior angle being not more than 135°.
The percentage of lot area covered by any and all improved
or hardened materials and impervious areas, such as buildings, paved
parking areas, paved walks, terraces and similar surfaces which do
not normally absorb rainfall.
A lot created by subdivision, which, while having the required
area and being capable of having the required front, rear, and side
yard clearances, lacks the required public road frontage, and is connected
to a public road by a narrow portion of the lot containing a private
driveway or a private roadway of approved width.
A lot with side lot lines which do not abut a street.
A lot with more than two acute interior angles or a lot with
an unconventional number of changes in direction which create areas
which are extremely limited in use.
A lot extending between and having frontage on two generally
parallel streets, with vehicular access only from the minor street.
A unit used to express the light output of a lamp or fixture.
The number of lumens striking a square foot of area determines the
footcandle level (lumens per square foot).
Complete lighting unit consisting of a lamp(s) together with
the parts required to distribute the light, position, and protect
the lamp and to connect the lamp to the power supply. Used synonymously
with the term "fixture."
MINOR SUBDIVISION AND/OR LAND DEVELOPMENTAny subdivision or land development where:
No public improvement intended to be dedicated to the Township
is to be constructed, with the exception of public water or sewer
lines;
No street, public or private, is to be constructed, improved
or widened;
No more than five lots are proposed;
No further subdivision can occur within the resulting lots;
and
Lot line adjustments are made where no development is proposed.
MAJOR SUBDIVISION AND/OR LAND DEVELOPMENTAny subdivision or land development not considered minor in accordance with Subsection A above.
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 assembling
operations and constructed so that it may be used without a permanent
foundation. Mobile home dwellings shall contain a toilet and bathtub
or shower with public water and public sewer connections.
A parcel of land in a mobile home park, improved with the
necessary utility connections and other appurtenances necessary for
the erections thereon of a single mobile home.
A subdivision designed and intended for the exclusive use
and occupancy of mobile home dwellings.
A stone, concrete, or other approved material monument to
signify property lines and elevations.
Plants that are indigenous and original to the specific area
or region (the Delaware Valley) and are most appropriate for planting
as a results of their adaption to regional environmental conditions
including climate, soils, topography, wind, precipitation, wildlife,
and other living organisms.
A parcel (or contiguous parcels) of land divided into two
or more mobile home lots for rent or sale for which the construction
of facilities for servicing the lot on which the mobile home is to
be affixed (including, at a minimum, the installation of utilities,
either final site grading or the pouring of concrete pads, and the
construction of streets) is completed on or after the effective date
of this chapter.
A map identifying the location of existing and proposed public streets, well sites, watercourses and public grounds, including widening, narrowing, extensions, diminutions, openings or closings, adopted by ordinance under Chapter 37, Official Map, pursuant to Article IV of the Pennsylvania Municipalities Planning Code.
A parcel or parcels of land or an area of water, or a combination
of land and water, intended for an open space, conservation, or resource
conservation use.
A parcel or parcels of land or an area of water or a combination
of land and water within a developed site and designed and intended
for the use and enjoyment of residents of a development.
A fee provided for some or all required open space where
permitted in accordance with the regulations of this chapter.
An off-street ground level paved area designed and used for
the parking of vehicles.
A clear, leveled area designed and used for circulation by pedestrians, nonmotorized vehicles and/or equestrians, either covered with grass, wood chips, asphalt, concrete (sidewalk), or other approved pavement, pavers or surfacing in accordance with § 115-519 of this chapter.
The Pennsylvania Municipalities Planning Code Act of 1968,
P.L. 805, No. 247 as reenacted and amended.[2]
A surface that presents an opportunity for precipitation
to infiltrate into the ground, including any surface not considered
an impervious surface and when approved by the Township Engineer.
A corrected final plan, showing dimensions and locations
of all streets and other improvements as actually constructed.
A plan prepared by a registered engineer or surveyor showing
the construction details of streets, drains, sewers, bridges, culverts
and other improvements as required by this chapter.
A plan required by the Conservation District or the Township
to minimize accelerated erosion and sedimentation.
A complete and exact subdivision or development plan or plat, prepared for official recording required by statute, which includes all information required under § 115-402 of this chapter.
The element of the County or Township Comprehensive Plan,
which shall show the general location, alignment and dimensions and
the identification and classification of existing and proposed streets,
highways and other thoroughfares.
A tentative subdivision or development plan, in lesser detail than a final plan, which includes all information required under § 115-401 of this chapter.
A plan prepared by a registered engineer showing the vertical
section of the existing grade and proposed grade along the centerline
of the proposed street, the proposed road cross section between right-of-way
lines and any street appurtenances to be constructed or installed.
The copy of the final plan which contains the original endorsements
of the County Planning Commission and the Township and which is intended
to be recorded with the Chester County Recorder of Deeds.
The site analysis plan provides the basis for determining maximum allowed gross density per the requirements of Chapter 155, Zoning, § 155-1409B(3), and includes all information required under Article IV of this chapter.
An informal plan indicating existing features of a tract
and its surroundings and, with respect for those features, the general
layout of the proposed subdivision or land development submitted to
the Township for discussion purposes only with the Planning Commission
and Board of Supervisors.
The plan indicating how stormwater runoff will be managed at a particular site in accordance with Chapter 116, and including all necessary design drawings, calculations, supporting text, and documentation to demonstrate that ordinance requirements have been met.
A sketch plan prepared at any practical scale, but in no
case smaller than one inch equals 200 feet, showing existing topography
(USGS acceptable) at contour intervals of not more than 10 feet, showing
scaled locations of streets and lots, with sufficient information
for the Planning Commission to orient and locate the tract, to serve
as a basis for preliminary discussion with the subdivider and to show
their intent.
A plan prepared by a registered engineer or surveyor, at
scale not smaller than one inch equals 100 feet, showing location,
sizes, and types of all water, gas and electric lines, all sanitary
sewer mains, profiles and laterals, all storm sewers and gradients,
all street lights, fire hydrants, all service connections and all
data pertaining to existing or proposed utilities.
A plan of streets and lots prepared by a registered engineer
or surveyor, showing all information required for legal description,
layout, and other data necessary for recording in the office of the
Chester County Recorder of Deeds.
See "street, private."
A protected area is any portion of any lot covered by any
of the following characteristics:
A formal meeting held pursuant to public notice by the Board
of Supervisors, intended to inform and obtain public comment, prior
to taking action in accordance with the Municipalities Planning Code.
A forum held pursuant to notice under 65 Pa.C.S.A. Ch. 7
(relating to open meetings).
Notice published once each week for two successive weeks
in a newspaper of general circulation in the municipality. 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.
Recreational uses can occur indoors or outdoors and are defined
based on their level of site intensity and or impact as follows:
RECREATION, ACTIVEA recreation activity, and associated facilities, which is usually rigorously athletic, not quiet, requires notable physical alteration to the area where they are performed, and has a noticeable impact on the surrounding neighborhood and environment.
RECREATION, PASSIVEA recreation activity, and associated facilities, which are usually quiet and not rigorously athletic, can be carried out with little alteration or disruption of the area where they are performed, and have a low impact on the surrounding environment.
A parcel of ground in separate (sometimes public) ownership
separating a street from other adjacent properties, or from another
street.
A reservoir, formed from soil or other material, designed
to permanently retain stormwater runoff from a specified area as defined
by this chapter. Retention basins always contain water and include
man-made ponds and lakes.
An examination of the sketch plan, preliminary plan, and/or
final plan by the Planning Commission and/or the Thornbury Township
Board of Supervisors to determine compliance with this chapter and
the administrative regulations, design standards, and improvement
specifications enacted pursuant thereto.
An area of land or water reserved or dedicated for any public
or private access or utility purpose.
A public thoroughfare for vehicular traffic and/or pedestrian
traffic, whether designated as a street, highway, thoroughfare, parkway,
road, avenue, boulevard, lane, alley, or however designated.
An area of land adjacent to a body of water and managed to
maintain vegetation to protect the integrity of stream channels and
shorelines, to reduce the impact of upland sources of pollution by
trapping, filtering, and converting sediments, nutrients, and other
chemicals, and to supply food, cover, and thermal protection to fish
and other aquatic species and wildlife.
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See "cartway."
A public road having special scenic, historic, cultural, or natural qualities that have been identified on the Thornbury Township Official Map.
INDIVIDUAL ON-SITEAny structure designed to treat sanitary sewage within the boundaries of an individual lot and which is in compliance with the prevailing federal, state, county, and municipal regulations.
COMMUNITY SYSTEMA sanitary sewage collection system which carries sewage from individual dischargers by a system of pipes to one or more treatment facilities within the community. Such system shall service and be structured totally within the boundaries of a defined community area. A community system shall be administered and maintained by such organizations as an HOA, community association or other like organization or agency and shall be in compliance with the prevailing federal, state, county and municipal regulations.
PUBLIC SYSTEMAn off-site system in which sewage is carried from individual lots by a system of pipes to a publicly owned central treatment and disposal plant and which is in compliance with the prevailing federal, state, county, and municipal regulations. Public systems are typically owned and/or operated by a municipality and have a broad service area.
A pedestrian route, typically constructed of concrete and
parallel to a street that provides a means for pedestrians to travel
within the public right-of-way while physically separated from vehicular
traffic.
The required length of roadway visible to the driver of a
passenger vehicle at any given point on the roadway when the view
is unobstructed by traffic. Sight distance measurement shall be made
from a point 4.5 feet above the centerline of the road surface to
a point 0.5 foot above the centerline of road surface.
Any tree having a caliper of more than 12 inches at a height
of 4.5 feet above the ground.
A tract or portion of a tract being developed.
The percentage of the change in vertical distance (rise)
over the horizontal distance (run), as measured between consecutive
contour lines expresses as a percentage.
SLOPES, MODERATEThose areas having slopes of 15% or greater but less than 25%, delineated and measured over a six-foot difference in vertical elevation, as measured perpendicular to any contour line. (The percent of slope is determined by dividing the total amount of vertical rise or fall by the horizontal distance over which the rise or fall occurs.) Areas of moderate slope less than 500 square feet in horizontal area shall be exempt from regulations pertaining to moderate slopes.
SLOPES, STEEPThose areas having slopes of 25% or greater, delineated and measured over a six-foot difference in vertical elevation, as measured perpendicular to any contour line. (The percent of slope is determined by dividing the total amount of vertical rise or fall by the horizontal distance over which the rise or fall occurs.) Areas of steep slope less than 500 square feet in horizontal area shall be exempt from regulations pertaining to steep slopes.
A field test conducted to determine the suitability of the
soil for on-site sanitary sewage disposal facilities by measuring
the absorptive capacity of the soil at a given location and depth.
A mature tree which most typically represents a whole class
or group in shape, form, historical importance or any other characteristic
which may be designated as such by the Township. Specimen trees shall
measure a minimum 24 inches DBH, have attained the minimum mature
size as specified in the Manual of Woody Landscape Plants: Their Identification,
Ornamental Characteristics, Culture, Propagation and Uses, by Michael
A. Dirr (Stipes Publishing Company, Champaign, Illinois, 1983), or
be of specimen quality as determined by a registered landscape architect.
Any precipitation, but usually rainfall, which is sufficient
to flow on any natural or man-made surface; frequently termed "run-off."
Any feature, natural or man-made, that, due to its condition,
design, or construction, conveys, stores, or otherwise affects stormwater
runoff quality, rate, or quantity. Typical stormwater management facilities
include, but are not limited to, detention and retention basins, open
channels, storm sewers, pipes, and infiltration facilities.
Chapter 116 of the Township Code for the management of stormwater as amended from time to time.
A public or privately owned right-of-way, serving as a means
of vehicular and pedestrian travel, furnishing access to abutting
lots, and used to reserve space for the installation of improvements
such as sewers, utilities, and other amenities.
The dividing line between a lot and the outside boundary
or right-of-way of a public street, road or highway legally open or
officially platted, or between a lot and a privately owned street,
road or way over which the owners or tenants of two or more lots each
held in single and separate ownership have the right-of-way.
A tree that is currently located or proposed for planting
along streets, highways, or parking lots. Such trees can be located
on private property or on publicly owned land.
Those streets not offered for dedication. Private streets
are not the maintenance responsibility of the Township.
A public thoroughfare which has been dedicated and deeded
to the Township and which affords the principal means of access to
the abutting property.
MINOR LOCAL STREETA street used primarily to provide access to abutting properties.
MARGINAL ACCESS STREETA minor street, parallel and adjacent to a major street (but separated from it by a reserve strip), which provides access to abutting properties and control of intersections with the major street.
COLLECTOR STREETA 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 other collector and major streets (streets in industrial and commercial subdivisions shall generally be considered collector streets); sometimes called a "feeder street," which connects a local street system and a major street or highway system.
MAJOR STREET or THROUGH HIGHWAY (ARTERIAL)A street serving a large volume of comparatively high-speed and long-distance traffic including all facilities classified as main and secondary highways by the Pennsylvania Department of Transportation; a highway on which preference is given to the through movement of traffic at the expense of cross traffic.
A street used primarily for local traffic as the means of
access to abutting residential lots.
A street wherein paving or other required improvements do
not exist in accordance with Township standards.
An assembly of material forming a construction for occupancy
or use, including, among others, buildings, stadiums, tents, reviewing
stands, platforms, stagings, observation towers, water tanks, trestles,
open sheds, shelters, and display signs.
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 Subdivision and Land Development Ordinance of Thornbury
Township, Chester County, as adopted and amended from time to time.
A sketch, preliminary, or final plan, submitted in compliance
with this chapter, showing the provision for the subdivision of a
tract of land.
Any finished surface or elevation of compacted fill or natural
earth upon which materials of construction are placed.
An artificial or natural waterway or low-lying stretch of
land that gathers and conveys stormwater runoff and is generally vegetated
for soil stabilization, stormwater pollutant removal, and infiltration.
The upper part of the soil, which is the most favorable material
for plant growth. It is ordinarily rich in organic matter and is used
to topdress roadbanks and lawns.
The total horizontal area within the lot lines of a tract,
excluding any area within a street or street right-of-way and the
area of any right-of-way or easement exclusive to the holder thereof.
A parcel of land intended for development under the terms
of this chapter. A tract may consist of one or more lots held by single
and separate owners at the time of application for approval and developed
pursuant to a common plan by agreement of the owners.
A study that assesses the impacts of a proposed development
on the existing and future multimodal transportation network in a
community or a portion thereof. The study must recommend mitigation
techniques for the anticipated impacts and must analyze the adequacy
of the development's planned access points.
A facility that is physically separated from the roadway
and typically accommodates bidirectional travel by both bicyclists
and pedestrians. The trail can be located within a publicly owned
right-of-way, an exclusive right-of-way, or an easement.
An area that is radial to the trunk of a tree in which no
construction activity shall occur. The tree protection zone shall
be 15 feet from the trunk of the tree to be retained, or the distance
from the trunk to the dripline, whichever is greater. Where there
is a group of trees or woodlands, the tree protection zone shall be
the aggregate of the protection zones for the individual trees.
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Sanitary sewer lines, water lines, fire hydrants, street
lights, storm sewer lines, manholes, inlets, catch basins, gas lines,
electric lines, and other facilities of the same general character.
A vertical concrete edging, built along the edge of the paved
portion of a street extending six inches above the surface of the
road and 12 inches below the surface of the road.
A designated single-use facility with an improved surface,
primarily for use by pedestrians, typically located outside of the
road right-of-way and/or not directly adjacent to a street.
INDIVIDUAL SUPPLY SYSTEMA safe and healthful supply of water, to a single user from a private well located on the lot in which the use is located.
COMMUNITY OR PUBLIC SUPPLY SYSTEMA system for supplying water from a common source or sources to all dwellings and other buildings within a development or service area. The water supply source may be located on-site and/or off-site and may be publicly or privately owned.
Soil in which the groundwater exists at, or periodically
rises to, a level too near the surface of the ground to permit a particular
type of construction or installation.
Any natural or artificial stream, river, creek, ditch, channel,
canal, waterway, gully, or ravine in which water flows in a definite
direction or course, either continuously or intermittently, and has
a defined bed and banks.
Those areas that are inundated and saturated by surface water
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, including
swamps, marshes, bogs, and similar areas. Any area meeting the official
wetland definition of the U.S. Army Corps of Engineers, as amended,
will be considered a wetland for the purposes of this chapter.
A tree mass or plant community in which tree species are
dominant, and the branches of the trees form a complete, or nearly
complete, aerial canopy. The extent of any woodland plant community
or any part thereof shall be measured from the outermost dripline
of all the trees in the community. Woodlands do not include orchards,
hedgerows, or oldfields.
Any activity which alters the existing structure of a woodland
or hedgerow; alterations include the cutting or removal of canopy
trees, subcanopy trees, understory shrubs and vines, woody, and herbaceous
woodland floor species. Woodland disturbance also includes any activity
which constitutes a land disturbance (exposes soils, alters topography)
within a woodland or hedgerow. Woodland disturbance does not include
the selective cutting or removal of invasive plant species.
The required open space area, around the inner periphery
of a lot, in which no principal building or structure shall be located.
The area of the lot not required to be open space shall be called
the buildable area of the lot.
FRONTA yard extending the full width of the lot along the front lot line and extending in depth from the front lot line to the nearest point of the permitted principal or accessory building or buildings on the lot. In the case of corner lots which do not have reversed frontage, a front yard of the required depth shall be provided along the frontage which abuts the primary street, and the yard along the other frontage which abuts the secondary street shall be designated as the second front yard and have the same depth as that which applies to the front yard. In the case of reversed frontage corner lots, a front yard of the required depth shall be provided on either frontage, and a second front yard of equal depth shall be provided on the other frontage.
SIDEThe minimum open space required between each side lot line and any principal building on the lot, exclusive of cornices, eaves, gutters, and chimneys projecting not more than two feet from the building.
REARThe minimum open space extending the full width of a lot, required between the rear line of the lot and any principal building on the lot, exclusive of cornices, eaves, gutters, and chimneys projecting not more than two feet from the building.
The official Zoning Map of Thornbury Township, Chester County,
Pennsylvania.
An official appointed by the Board of Supervisors of Thornbury
Township who is responsible for the enforcement of the regulations
herein.
The Zoning Ordinance of Thornbury Township, Chester County,
Pennsylvania, as adopted and amended from time to time.[3]
