For the purposes of this chapter, the following words, terms, and phrases shall have the meanings herein indicated:
ACCESSORY BUILDINGA permitted building, which is incidental and subordinate to the principal building, and on the same lot as the principal building.
ACCESSORY USEA permitted use, which is incidental and subordinate to the principal use, customarily associated with and on the same lot as the principal use.
ACTIVE RECREATION AREAAn area(s) of a site or lot generally flat, dry, and clear of any trees or other vegetation other than grass and suitable for active recreation such as baseball, football, soccer, tennis, or basketball.
ACTIVITYAn individual tenant, business, or other establishment.
ALLUVIAL SOILDeposits of unconsolidated materials, such as gravel, sand, silt, clay, and various mixtures of these, deposited by running water.
A. The following soils in Warrington Township are alluvial:
(1) Bowmansville-Knauers silt loam (Bo).
Soils are described and delineated in the "Soil Survey of Bucks County, Pennsylvania," U.S. Department of Agriculture, Natural Resources Conservation Service, 2002, or the latest version.
ALTERATIONAny change in appearance or rearrangement in the supporting members of an existing building, such as exterior appearance and color, bearing walls, columns, beams, girders, building material or interior partitions, as well as any change in doors, windows, or means of ingress or egress, or any enlargement to, or diminution of, a building or structure, whether horizontally or vertically; or the moving of a building or structure from one location to another.
AREA, NET GROSS BUILDABLE SITE (NGBSA)That portion of the gross buildable site area remaining after subtracting the partly unusable land areas. It is the area on which the common open space requirement is calculated.
AVERAGE DAILY TRAFFIC (ADT) COUNTNumber of vehicles per day using a given roadway. ADT is the total volume of traffic during a number of whole days, more than one day and less than one year, divided by the number of days.
BEST MANAGEMENT PRACTICE (BMP)Structural devices or other methods that temporarily store or treat stormwater runoff and other water sources to reduce flooding, remove pollutants, provide for infiltration, and offer environmental amenities.
BLOCKAn area bounded by streets or by a combination of streets, parks, open spaces, or a municipal boundary line.
BOARDA body granted jurisdiction by the provisions of the PA MPC to render final adjudications.
BOLLARDA fixed vertical column of wood, metal, or concrete extending no less than three and a half feet above parking grade and five feet below grade placed for purposes of controlling vehicular traffic and protecting pedestrians.
BUFFERLand area planted with trees, shrubs, ground cover, or a combination of landscape materials, used to separate a street from another land use or to separate one land use from another land use, or to shield or block lights, noise, or other nuisances. A buffer need not necessarily be adjacent to a street or to a property line but may be necessary anywhere on the land area if the provisions of this chapter or the Zoning Ordinance so require.
BUFFER, SCREENINGPredominately evergreen landscape planting intended to provide a visual separation between abutting properties. A screen buffer is intended to be an impenetrable visual screen.
BUFFER, SOFTENINGMixed perimeter landscape planting intended to provide an informal separation between abutting properties.
BUILDINGAny structure having a roof supported by columns, piers, or walls, including tents, lunch wagons, trailers, dining cars, mobile or manufactured homes, or other structures on wheels, or having other supports, and any unroofed platform, terrace or porch having a vertical face higher than three feet above the level of the ground from which the building is measured. A building may include more than one dwelling unit.
BUILDING AREAThe aggregate of the maximum horizontal cross section areas, excluding cornices, unroofed porches, paved terraces, steps, eaves, and gutters of all buildings on a lot.
BUILDING FACADEThe exterior portion of a building exposed to public view or street line.
BUILDING HEIGHTThe vertical dimension measured from the average elevation of the finished grade at the perimeter of the building to the highest point of the roof or perimeter walls, whichever is higher. Where buildings have gable or hip roofs, the highest point shall be considered to be at half the distance between the highest ridge and the lowest eave line.
BUILDING LINEThe line parallel to the street line at a distance therefrom equal to the depth of the front yard or setback required for the district in which the lot is located, to be measured from the street line; the setback line.
BUILDING, PRINCIPALBuilding in which is conducted the principal use of the lot on which it is situated and not considered an accessory building.
CARTWAYActual improved or unimproved traveling surface commonly understood as that area set aside for the passage of motor vehicles. Edge of cartway where no curb exists shall be defined as curb line. Cartway widths and classifications shall be those specified in this chapter.
COMMON OPEN SPACEA parcel or parcels of land or an area of water, or a combination of land and water within a development site and designed and intended for the common use or enjoyment of residents of a development, not including streets, off-street parking areas, and areas set aside for public facilities.
COMMON PARKING AREASDesignated parking areas for more than five vehicles located and intended for unrestricted public use for residents and patrons and which shall be required to conform to all chapter requirements.
CONDITIONAL USEA use permitted in a particular zoning district in accordance with specific standards set forth in the Zoning Ordinance and pursuant to the provisions of Article
VI of the PA MPC, as amended. Conditional uses are allowed or denied by the Board of Supervisors, after recommendations by the Planning Commission.
The community association that administers and maintains the common property and common element of a condominium.
CUL-DE-SAC STREETA residential street with one end open for vehicular and pedestrian access and the other end terminating in a circular vehicular turnaround.
DECISIONFinal adjudication of any board or other body granted jurisdiction under any land use ordinance or this chapter, either by reason of the grant of exclusive jurisdiction or by reason of appeals from determinations. All decisions shall be appealable to the Court of Common Pleas of Bucks County.
DENSITYA measure of the number of dwelling units per acre calculated by dividing the total number of dwelling units on a lot by the net gross buildable site area. See §
370-504 in Article
V Natural Resources in the Zoning Ordinance.
Any landowner, equitable owner, agent of such landowner, or tenant with the permission of such landowner who makes or causes to be made an application for a land use under this chapter.
DEVELOPMENTIncludes all land development, including the construction, reconstruction, conversion, structural alteration, change in exterior appearance, relocation, or enlargement of any structure; excavation, landfill, or land disturbance (including forest removal); or any use or extension of the use of land (see also "land development").
DEVELOPMENT PLANThe map or plan and related reports or documents for development of a parcel of land, including a plot of subdivision, all covenants related to use, location and bulk of buildings and other structures, intensity of use or density of development, streets, ways and parking facilities, common open space, and public facilities.
DRAINAGE FACILITYAny ditch, swale, pipe, culvert, storm sewer, or structure designed, intended, or constructed for the purpose of diverting surface water from, or carrying surface waters off, streets, public rights-of-way, parks, recreational areas, or any part of any subdivision or land development.
DRIVEWAYA vehicular accessway connecting to a street, road, or highway. All driveways within the legal right-of-way shall be paved with bituminous or concrete materials conforming to Township standards.
DWELLING UNITOne or more rooms, designed, occupied, or intended for occupancy as separate living quarters, with full cooking, sleeping, and full sanitary facilities provided within the dwelling unit for the exclusive use of a single family maintaining a household.
EASEMENTA grant of the specified use of a parcel of land or a portion thereof by the property owner to a person, the public, or a corporation.
EAVES or EAVE LINEThe lowest horizontal line of a sloping or flat roof. The line or border where the roof of a building meets the wall.
ELECTRONIC NOTICENotice given by a municipality through the internet of the time and place of a public hearing and the particular nature of the matter to be considered at the hearings, in accordance with Section 109(3) of the PA MPC.
EMERGENCYA condition that:
A. Constitutes a clear and immediate danger to the health, welfare, or safety of the public; or
Has caused or is likely to cause facilities in the right-of-way (ROW) to be unusable and result in loss of the services provided.
EMPLOYEEA person who is employed or is engaged in gainful activity. This term is used in parking standards of this chapter and the Zoning Ordinance as a measure of the number of parking spaces required. It shall refer to the maximum number of employees on duty at any time, at a place of business, whether the employees are full- or part-time, paid or unpaid. If shifts are involved and two shifts overlap, it refers to the total of both shifts.
ENVIRONMENTALLY SENSITIVE AREAA. Those portions of a site, excluding resource protection areas which are environmentally sensitive, but the degree of sensitivity will be dependent upon location, type of project, alternative and mitigating protection methods, and similar parameters related to a specific site or project. Sensitive areas which must be recognized, evaluated, and addressed include:
(4) Prime agricultural soils.
Evaluation and regulation of sensitive areas shall be in accordance with criteria presented in §
305-329 of this chapter.
ERECTTo build, construct, attach, hang, suspend, affix, alter, structurally repair, remove, relocate, demolish, or renew.
EROSIONThe removal of surface materials by the action of natural elements.
FACILITYA place where an activity occurs. Something designed, built, installed, etc., to serve a specific function affording a convenience or service; transportation facilities; educational facilities; a new research facility.
FAMILYAny number of individuals living together as a single nonprofit housekeeping unit and doing their cooking on the premises using a single cooking facility. A "single nonprofit housekeeping unit" is defined as common use and access to all living and eating areas, bathrooms, food preparation and serving areas, the sharing of rent, utilities, and other household expenses. The definition of family shall not apply to occupants of a club, society, fraternity, sorority, association, lodge, federation, residential club, rooming house, short-term rentals, or life organization. The definition of family shall also not apply to any group of individuals who are in a group living arrangement as a result of a criminal offense or court appointment.
FENCEA structure that encloses an area or separates two or more areas, usually constructed from wood or metal posts that are connected by boards, wire, rails or netting. A fence does not have a solid foundation along its entire length.
FLOODPLAINA. Any areas of the Township classified as special flood hazard areas (SFHAs) in the Flood Insurance Study (FIS) and the accompanying Flood Insurance Rate Maps (FIRMs), dated March 16, 2015, and issued by the Federal Emergency Management Agency (FEMA), or the most recent revision thereof, including all digital data developed as part of the Flood Insurance Study; and
Any community-identified flood hazard areas as identified in Warrington Code Chapter
181.
FLOODPLAIN RESTRICTION OVERLAYAn area or areas of special restriction in addition to those of existing zoning based on the flood hazard areas delineated by the 100-year floodplain line and/or elevations, as established in the Flood Insurance Study (FIS) for the Township prepared by the Federal Emergency Management Agency, Federal Insurance Administration (FEMA/FIA), and dated March 16, 2015, or the more recent revision thereof.
FLOODPLAIN SOILSAreas subject to periodic flooding and listed in the Soil Survey of Bucks County, Pennsylvania, U.S. Department of Agriculture, most recent edition, as being in the flood plain or subject to flooding.
FOOTCANDLEA unit of incident light (on a surface) stated in lumens per square foot and measurable with an illuminance meter, also known as "footcandle" or "light meter." One footcandle is equal to one lumen per square foot.
FORESTWoodland comprising:
A. Half an acre or more of wooded land where the largest trees measure at least six inches diameter at breast height (DBH) or 4.5 feet from the ground; or
A grove of trees forming one canopy where at least five trees measure at least 10 inches DBH.
GARAGEA. GARAGE, PRIVATEA building accessory to or an integral part of a single-family or two-family dwelling, for the parking of one or more motor vehicles owned and used by the owner or tenant or a member of the household.
GARAGE, PUBLICA building, other than a private or a storage garage, one or more stories in height used for the parking of motor vehicles.
GARAGE, STORAGEA building, not a private or public garage, one story in height used solely for the storage of motor vehicles (not trucks) but not for the sale, service or repair of motor vehicles.
Parking spaces within a private garage do not count toward on-site parking space requirements.
GROSS BUILDABLE SITE AREAThat portion of the gross site area remaining after subtracting the reserved land (RL) areas and the totally unusable land (TUL) areas. It is the area on which density calculations are based.
GROSS LEASABLE AREAThe total floor area designed for tenant occupancy and exclusive use, including easements, mezzanines, and upper floors, if any, expressed in square feet and measured from the center of joining partitions and from outside wall faces. It is all of the area on which tenants pay rent and may include public or common areas such as public toilets, corridors or stairwells, elevator lobbies or enclosed mall spaces.
GROSS SITE AREA (GSA)The total area of a lot or parcel of land prior to deduction for the areas where building is restricted by easement, open space, hazards, resource protection areas, and environmentally sensitive areas, such as wetlands.
HEARINGAn administrative proceeding conducted by a board according to Article IX of the PA MPC.
HISTORIC RESOURCESA structure or building or portion thereof listed in the National Register of Historic Places, the Pennsylvania Historic Resources Survey, by the Warrington Township Historic Society, or other appropriate documentation, or a structure seeking listing as an historic resource from any of the above listings.
HOMEOWNERS ASSOCIATIONA community association, other than a condominium association, that is organized in a development in which individual owners share common interests and responsibilities for costs and upkeep of common open space or facilities.
HYDRIC SOILSA soil that formed under conditions of saturation, flooding, or ponding long enough during the growing season to develop anaerobic conditions in the upper part (United States Department of Agriculture, Natural Resources Conservation Service).
IMPERVIOUS COVERAGEAny area(s) with surface considered to be impervious or nonpervious such as buildings, walks, roads, parking spaces, loading areas, etc.
IMPERVIOUS SURFACEA surface that limits the infiltration of water into the ground. Impervious surfaces include but are not limited to streets, sidewalks, pavement, roofs, or driveway areas. Any surface areas designed to be pavers, gravel, or crushed stone shall be regarded as impervious surfaces. In addition, other areas determined by the Township Engineer to be impervious within the meaning of this definition will also be classified as impervious.
IMPERVIOUS SURFACE RATIOThe percentage of a property covered by impervious surfaces. It is calculated by dividing the total impervious coverage on a parcel of land by the gross site area and multiplying by 100%.
IMPROVEMENTAny permanent structure that becomes part of, is placed upon, or is affixed to real estate.
INDOORSA space within a structure covered by a roof and enclosed within four permanent walls.
LAND CLEARANCEClearing land of brush, stubble, scrub, trees, grass, stumps, roots, or vegetative or other material by physical, mechanical, chemical, or other means from a plot of land. This does not mean mowing, landscape maintenance or pruning consistent with accepted horticultural and arboricultural practices which does not impair the health or survival of the trees and associated vegetation.
LAND DEVELOPMENTAny of the following activities:
A. The improvement of one lot or two or more contiguous lots, tracts, or parcels of land for any purpose involving:
(1) A group of two or more residential or nonresidential buildings, whether proposed initially or cumulatively, or a single nonresidential building on a lot or lots regardless of the number of occupants or 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;
Includes forest removal, additional paving of greater than 1,000 square feet, and development of parking lots.
Land development does not include development which involves:
(1) The conversion of an existing single-family detached dwelling or single-family semidetached dwelling into not more than three residential units, unless such units are intended to be a condominium;
The addition of an accessory building, including farm building, on a lot or lots incidental and subordinate to an existing principal building; or
The addition or conversion of buildings or rides within the confines of an enterprise which would be considered an amusement park. For the purposes of this subsection, an "amusement park" is defined as a tract, or area used principally as a location for permanent amusement structures or rides. This exclusion shall not apply to newly acquired acreage by an amusement park until initial plans for the expanded area have been approved by the proper authorities.
LANDOWNERThe legal or beneficial owner or owners of land including the holder of an option or contract to purchase (whether or not such option or contract is subject to any condition), a lessee if they are authorized under the lease to exercise rights of the landowner, or other person having a proprietary interest in land.
LAWNAn area that is covered with grass and kept mowed.
LOTA designated parcel, tract or area of land established by a plat, subdivision or as otherwise permitted by law, and to be separately owned, used, developed, or built upon as a unit (PA MPC).
LOT AREA, GROSSThe total area within the lot lines excluding the ultimate right-of-way.
LOT AREA, NETDeeded lot area remaining after subtracting street line and resource protection areas from the gross lot area.
LOT LINEAny boundary line of a lot; a property line.
LOT, CORNERA lot or parcel of land abutting on two or more streets at their intersection or on two parts of the same street forming an interior angle less than 135°. Corner lots shall have two front yards, a side yard, and a rear yard.
LOT, FLAGA lot consisting of a flag and a staff, both held in fee simple, which does not meet minimum frontage requirements.
LOT, ISOLATEDAn undeveloped, substandard lot held in single and separate ownership from surrounding property and not meeting area or bulk or dimensional requirements for the zone in which it is located.
LOT, REVERSE-FRONTAGEA through lot with frontage on two parallel streets with vehicular access restricted to only one of the streets.
LOT, THROUGHA lot that fronts on two parallel streets or that fronts on two streets that do not intersect at the boundaries of the lot. Through lots must have two front yards and two side yards.
LOT WIDTHThe distance measured between the side lot lines at the required front building setback line. In a case where there is only one side lot line, lot width shall be measured between such side lot line and the opposite rear lot line or street line.
MAILED NOTICENotice by first-class mail of the time and place of a public hearing and the particular nature of the matter to be considered at the hearing in accordance with Section 109 of the PA MPC.
MAJOR SUBDIVISIONThe division of a lot, tract, or parcel of land or part thereof into three or more lots, tracts or parcels of land which will require improvements for the purpose, whether immediate or future, of transfer of ownership or of building development. 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.
MANAGERThe Township Manager appointed as such by the Township Board of Supervisors.
MINOR SUBDIVISIONThe division of a single lot, tract, or parcel of land into two lots, tracts or parcels of land for the purpose, whether immediate or future, of transfer of ownership or of building development, providing the proposed lots, tracts, or parcels of land thereby created have frontage on an improved public street or streets and providing further that there is not created by the subdivision any new street or streets, the need for required improvements, easements or the need therefor. Any additional subdivision of a lot created within 10 years of the date of the approval of a minor subdivision shall be considered and deemed to be a major subdivision for the purposes of this chapter and shall follow the procedures as outlined in Article
V, Procedure for Subdivision and Land Development.
A building intended to contain two or more land use types, including multifamily dwellings, retail, light manufacturing, and office uses.
MIXED-USE DEVELOPMENTA large tract of land to be developed in a planned, orderly manner. It is designed to encourage and support a mix of land use types.
MUNICIPAL ENGINEERA professional engineer licensed as such by the Commonwealth of Pennsylvania, duly appointed as the Engineer of Warrington Township.
NONCONFORMING LOTA lot, the area, dimension, or bulk requirements of which was lawful prior to the adoption or amendment of a zoning ordinance, but which fails to conform to the requirements of the zoning district in which it is located by reason of such adoption or amendment.
NOTICE OF TERMINATIONA notice provided by the Bucks County Conservation District to a developer once all conditions of final approval of National Pollutant Discharge Elimination System discharges on the property have been met.
OCCUPIED BUILDINGA building located on a parcel of land with an occupancy permit in accordance with the regulations of the Zoning Ordinance and the general laws of the Township.
OFFICIAL MAPA map adopted by ordinance pursuant to Article
IV of the PA MPC.
Area or space at ground or any floor level which is open to the sky.
OPEN SPACEA. Land used for recreation, resource protection, amenities, buffers, or transition areas which is freely accessible to all residents. It is land protected by the provisions of the Zoning Ordinance and this chapter to ensure that it remains in such uses. Open space shall be a parcel or parcels of land, or an area of water, or a combination of land and water on a site which are logically interrelated, interconnected and designed for the stated use. Open space does not include streets or rights-of-way, required yards or lot areas or parking areas, except for parking areas designated for access to open space. Open space shall be substantially free of structures but may contain such improvements as finally approved as appropriate for the recreation of the residents in the development. Open space may include environmentally sensitive areas, unless otherwise noted below.
Open space shall consist of two types, common and active open space:
(2) ACTIVE OPEN SPACE (AOS)A parcel of land, which is generally flat, dry, and clear of any vegetation other than grass and which is suitable as an active recreation area and developed according to the Township's Comprehensive Plan standards. The recreation facilities and design of open space shall be subject to the approval of the Board of Supervisors.
DEED RESTRICTED AREASRequired open space which is contained within the deeded lot areas of individual residential lots. Deed restricted open space shall not be used to calculate the minimum lot areas required by Township ordinances; shall not be used as part of the required front, side, or rear yards; and shall be kept free of all structures which would limit or preclude the use or access of the open space areas, except for those structures or other facilities associated with storm drainage or other utilities.
DEDICATED OPEN SPACEAn area or areas dedicated in fee simple to the Township for use by all residents under the provisions of Section 503(11) of the PA MPC.
ORDINANCEThe Warrington Township Subdivision and Land Development Ordinance, as amended.
OVERLAY DISTRICTAn area within a zoning district where different zoning provisions may apply than are in general effect for that zoning district. Overlay districts may be for any of those purposes set forth in Section 605 of the PA MPC, 53 P.S. § 10605.
OWNERAn individual, firm, association, syndicate, partnership, or corporation having sufficient proprietary interest or ownership, or exercising control of a designated lot, parcel, tract, or area of land established by a plat, subdivision, or as otherwise permitted by law, and to be separately owned, used, developed, or built upon.
PARAPETA non-load-supporting wall around the perimeter and extending above the surface of the roof.
PARKING BAY OR ROWA length of parking stalls measured along the narrow dimension of each stall.
PARKING RESERVE AREAA portion of the required parking area held in reserve for future parking expansion.
PARKING SPACE OR STALLThe area defined by paint stripes or some other means of delineation which is meant solely for the occupancy by a motor vehicle.
PARKING STRUCTUREAny structure of more than one level designed for the parking of vehicles and which may contain access ramps. "Parking structure" shall include the term "parking garage."
PASSIVE RECREATION AREAAn area(s) of a site or lot designated for less energetic activities such as woodland walks, nature study, fishing, and picnicking. Passive recreation areas may be steeply sloped, heavily vegetated, wet, or containing ponds or lake shores.
PEDESTRIAN WALKWAYSAll walkways or sidewalks, not including street sidewalks and walks directly accessing a building or group of buildings, and onto which a number of walks or sidewalks converge.
PERSONSIndividuals, corporations, companies, associations, joint-stock companies, firms, partnerships, limited-liability companies, corporations and other entities established pursuant to statutes of the Commonwealth of Pennsylvania, provided that "person" does not include or apply to the Township or to any department or agency of the Township.
PLANTINGS, INVASIVETrees, shrubs, ground cover, and other plantings that can adapt and spread rapidly which disrupt native and nonnative plant communities and ecosystems.
PLANTINGS, NATIVETrees, shrubs, ground cover, and other plantings present in North America prior to European colonization.
PLANTINGS, NONNATIVETrees, shrubs, ground cover, and other plantings that were established intentionally or accidentally with human assistance where it was not previously found and is not necessarily invasive.
PLATThe map or plan of a subdivision or land development, whether preliminary or final.
POINT OF CURVATUREThe back tangent point where straight alignment ends and circular alignment begins.
POINT OF TANGENCYThe forward tangent point where circular alignment ends and straight alignment begins.
PREMISESA separate lot or tax parcel with individual frontage abutting the street line. A premises may include more than one occupant as in an office complex or shopping center.
PRESERVATION or PROTECTIONWhen used in connection with natural and historic resources, shall include means to conserve and safeguard these resources from wasteful or destructive use, but shall not be interpreted to authorize the unreasonable restriction of forestry, mining, or other lawful use of natural resources.
PRIME AGRICULTURAL SOILSSoils classified as land capability units I, II, III and IV in the "Soil Survey of Bucks County, Pennsylvania," U.S. Department of Agriculture, Natural Resources Conservation Service, 2002, or the latest version.
PRINCIPAL USEThe permitted use of the principal building, or the permitted primary activity, on a lot.
PROFESSIONAL CONSULTANTPersons who provide expert or professional advice, including, but not limited to, architects, attorneys, certified public accountants, engineers, geologist, land surveyors, landscape architects or planners, in accordance with Section 107 of the PA MPC.
PRUNINGRemoval of branches from a tree using proper tools and approved cutting techniques.
PUBLIC HEARINGA formal meeting held pursuant to public notice by the governing body or planning agency, intended to inform and obtain public comment, prior to taking action in accordance with the PA MPC.
PUBLIC MEETINGA forum held pursuant to notice under 65 Pa.C.S.A. Chapter
7 (relating to open meetings) and other meeting requirements as set forth in §
305-505F.
The term "public notice" as used in this chapter shall have the meaning assigned to such term in PA MPC and shall include the notices required in §
305-505F of this chapter.
Any letter, review, study, memorandum, compilation, or similar writing made by any board, official body, officer, or consultant other than a solicitor to any other body, board, officer, or consultant for the purpose of assisting the recipient of such report in the rendering of any decision or determination. All reports shall be deemed recommendatory and advisory only and shall not be binding upon the recipient, board, officer, body, or agency, nor shall any appeal lie therefrom. Any report used, received, or considered by the body, board, officer, or agency rendering a determination or decision shall be made available for inspection to the applicant and all other parties to any proceeding upon request, and copies thereof shall be provided at cost of reproduction, in accordance with Section 107 of the PA MPC.
RESERVED LAND (RL)That portion of the gross site area consisting of existing road and utility rights-of-way and easements; all ultimate rights-of-way for existing streets as specified herein, and/or all future street rights-of-way and other land reserved by virtue of the Official Township Map, when adopted; and all land shown on previously recorded subdivision and/or development plans as reserved from development for use as open space or resource protection. See Article
V Natural Resources of the Zoning Ordinance.
A. That portion of the gross site area which contains certain natural resources subject to environmental limitations which must be protected as required in the Zoning Ordinance. This land includes areas of a site which are either totally or partially unusable land as a result of the existence of certain environmental features and includes such areas follows:
(6) Prime agricultural soils.
Type I streams and water bodies, as well as wetlands shall represent totally unusable lands which cannot be developed because of the existence of natural resources, which must be fully protected, and which are regulated by state or federal statutes. Steep slopes and forest areas represent partially unusable lands.
REVIEWAn examination of a plan to determine compliance with this chapter, the Zoning Ordinance and other pertinent requirements.
RIGHT-OF-WAY (ROW)The surface of and space above and below any real property in the Township in which the Township has a regulatory interest, or interest as a trustee for the public, as such interests now or hereafter exist, including, but not limited to, all streets, highways, avenues, roads, alleys, sidewalks, tunnels, viaducts, bridges, skyways, or any other public place, area or property under the control of the Township, and any unrestricted public or utility easements established, dedicated, platted, improved or devoted for utility purposes, but excluding lands other than streets that are owned by the Township. The phrase "in the right(s)-of-way" means in, on, over, along, above and/or under the right(s)-of-way. For the purpose of this chapter, ROW shall include bridges, streets and roads owned by Bucks County, the Commonwealth of Pennsylvania, and any other Pennsylvania state agencies.
RIGHT-OF-WAY LINEThe dividing line between a lot and the ultimate right-of-way of a street or road or utility. See "street line."
RIGHT-OF-WAY, EXISTINGThe present legal right-of-way as established by the Commonwealth of Pennsylvania or other appropriate governing body and currently in existence.
RIGHT-OF-WAY, ULTIMATEThe legal street; the area or public way owned or required to be dedicated to the Township at the time of subdivision by dedication to provide adequate width for future street improvements. That line from which all future property setbacks are measured as shown and described on the Township Street Name Classification Map in Appendix B.
RIPARIAN AREAVegetative areas located adjacent to rivers, creeks, lakes, springs, wetlands, or coulees that are a transition zone between the upland and aquatic ecosystems.
RIPARIAN BUFFERA vegetated area or a buffer strip adjacent to a riparian area that helps to shade and protect the stream from the impact of activities conducted on adjacent land uses.
RUNOFFThe surface water discharge or rate of discharge after a fall of rain or snow that does not enter the soil but runs off the surface of the land.
RUNOFF FROM A FULLY DEVELOPED AREA UPSTREAMThe surface water runoff that can be reasonably anticipated upon maximum development of an area of the watershed located upstream from any subject tract, as permitted by the Zoning Ordinance or the Township Comprehensive Plan.
SALDOSee "Subdivision and Land Development Ordinance."
SCREENINGA method of visually shielding or buffering one abutting or nearby structure or use from another by fencing, walls, berms, or densely planted vegetation.
SEDIMENTATIONThe process by which mineral or organic matter is accumulated or deposited by moving wind, water, or gravity. Once this matter is deposited (or remains suspended in water), it is usually referred to as "sediment."
SETBACKThe area between the property line and the setback line in which no buildings or structures are permitted except as specifically allowed by the Zoning Ordinance.
SETBACK LINEMinimum distance from the front, side and rear property lines as determined by the standards in the applicable zoning district.
SEWERA. PUBLIC SEWERA sewer system owned and/or operated by the Bucks County Water and Sewer Authority in which sewage is collected from buildings from more than one lot and/or dwelling unit and piped to an approved sewage disposal system. It may also be referred to as "off-lot" or "off-site" sewer.
PRIVATE SEWERAn on-lot disposal system providing for disposal of effluent from only one building or a group of buildings on a single lot.
SHARED USE PATHA facility within its own right-of-way, which is separate from the vehicular right-of-way. Users generally include walkers, joggers, bicyclists, in-line skaters and sometimes equestrians.
SHIELDEDThe description of a luminaire from which no direct glare is visible at normal viewing angles, by virtue of its being properly aimed, oriented, and located and properly fitted with such devices as shields, barn doors, baffles, louvers, skirts, or visors.
SIGHT TRIANGLEA triangular area of unobstructed vision established at street or commercial driveway intersections in which nothing is erected, placed, planted, or allowed to grow in such a manner as to limit or obstruct the sight distance of motorists entering or leaving the intersection.
SIGNAny graphic display attached, painted, or represented directly or indirectly on a structure or other surface that shall display or include any letter, word, insignia, flag, or representation used as or which is in the nature of an advertisement, announcement, visual communication or direction or which is designed to attract the eye or bring the subject to the attention of the public.
SITEAny plot or parcel of land or combination of contiguous lots or parcels of land subject to land development.
SITE AREA, NET (NSA)The net site area shall have the same definition as "site area, gross buildable." Wherever a reference to the "net site area" exists in this chapter, it shall be substituted with the term "site area, gross buildable." See §
370-504 in Article
V Natural Resources of the Zoning Ordinance.
The face of an embankment or cut section; any ground whose surface makes an angle with the plane of the horizon. Slopes are expressed as a percentage or a ratio based upon vertical distance in feet per 100 feet of horizontal distance.
SPECIAL EXCEPTIONA use permitted in a particular zoning district, granted by the Township Zoning Hearing Board, pursuant to the provisions of Article
VI and IX of the PA MPC.
The portion of a site with a gradient in excess of 15%, excluding man-made slopes. Man-made slopes such as cuts and fills resulting from grading shall not be included as part of the steep slopes area.
STORMWATER BASINA stormwater management structure classified as follows:
A. DETENTION BASINEither an aboveground or subsurface stormwater management facility that is intended to temporarily store stormwater runoff and release the stormwater at a reduced rate until the basin has completely drained.
RETENTION BASINAn aboveground stormwater management facility that is intended to maintain a permanent pond and has additional capacity to temporarily store stormwater runoff and release the stormwater at a reduced rate until the water level reaches the permanent pool elevation.
INFILTRATION BASINEither an aboveground or subsurface stormwater management facility that is intended to infiltrate all or some of the runoff entering the facility into the ground.
STORMWATER MANAGEMENT FACILITYA system or facility designed to manage stormwater runoff to provide reductions in the peak rate and volume of runoff leaving the site and/or improve water quality of the runoff leaving the site by reducing pollutants such as sediment and nutrients. The Pennsylvania Best Management Practices Manual provides guidelines and recommendations for designing and maintaining various types of stormwater management facilities.
STORYThe part of a building located between a floor and the floor or roof above. The first story of a building is the lowest story having 75% or more of its wall area above grade level.
STREAMAny stream, channel, or stream protection area for conveyance of surface water, whether natural or artificial, with perennial or intermittent flow. Streams shall be classified as follows:
A. TYPE IArea along a water conveyance facility supported by stormwater runoff from a watershed area of 50 acres or more. The width of each stream shall be determined by the more extensive limits of the following:
(1) FLOODPLAINOne-hundred-year flood line and/or elevations as delineated in the Flood Insurance Study for Warrington Township, as prepared by the U.S. Department of Housing and Urban Development/Federal Insurance Administration, and as identified by the up-to-date Flood Insurance Rate Maps (FIRMS) dated March 16, 2015, issued by the Federal Emergency Management Act (FEMA), or the most recent revision thereof.
CALCULATED FLOOD LIMITLine and/or elevations as established by analysis of the drainage areas using approved USDA Soil Conservation Service or U.S. Corps of Engineers methods for 100-year frequency storm event and as identified by the up-to-date Flood Insurance Rate Maps (FIRMS) dated March 16, 2015, issued by the Federal Emergency Management Act (FEMA), or the most recent revision thereof.
TYPE IIArea along a water conveyance facility supported by stormwater runoff from a watershed area of less than 50 acres. The width of each stream shall be determined by the more extensive limits of the following:
(2) CALCULATED FLOOD LIMITSLine and/or elevation as established by analysis of the drainage area using approved USDA Soil Conservation Service or U.S. Corps of Engineer's methods for a 100-year storm event and as identified by the up-to-date Flood Insurance Rate Maps (FIRMS) dated March 16, 2015, issued by the Federal Emergency Management Act (FEMA), or the most recent revision thereof.
STREETIncludes street, avenue, boulevard, road, highway, freeway, parkway, lane, viaduct, and any other ways used or intended to be used by vehicular traffic or pedestrians whether public or private and also providing access to abutting properties.
STREET FRONTAGEPortions of a lot abutting on a public street or street line.
STREET LINEThe dividing line between a lot and the ultimate right-of-way. See "right-of-way line."
STREET, PAPERA street that has never been built or opened but is shown on an approved plan, subdivision plat, tax map, or Official Map.
STREET, PRIVATEA street that provides access to a public street and is not intended for dedication to the Township or other government entity.
STREET, PUBLICA vehicular way which is built to Township standards by a developer or federal, state, county, or Township government or governmental agency and dedicated to the Township.
STRUCTUREA combination of materials constructed or erected in a deliberate manner on or under the ground, attached to something having a permanent location on or under the ground, or any man-made object having an ascertainable stationary location on or in land or water. A structure does not include physical improvements that are flush with the ground such as sidewalks and driveways.
TOWNSHIPWarrington Township, Bucks County, Pennsylvania.
TOWNSHIP ENGINEERA professional engineer registered by the Commonwealth of Pennsylvania designated by the Supervisors to perform the duties of a Township Engineer.
TRAILTravel routes that are designed, designated, or constructed for recreational hiking use or provided as a pedestrian alternative to vehicular routes within a transportation system.
TRANSITION AREA (RESOURCE PROTECTION)Space along all Type I streams, Type I water bodies, natural watercourses, all wetlands, and any floodplains thereof, along with associated alluvial soils which serve to protect the water resource from the impacts of development. A setback of 100 feet parallel to a Type I stream where no building is permitted and minimal land disturbance is allowed.
TREE DRIPLINEThe line marking the outer edge of the branches of the tree.
TREE PROTECTION ZONE (TPZ)The area radial to the trunk of a tree in which no construction shall occur. The TPZ 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. When there is a group of trees or woodlands, the TPZ shall be the aggregate of the protection zones for the individual trees.
UNIFORMITY RATIO (STREETLIGHTING)The term normally applied to streetlighting uniformity by the Illuminating Engineering Society. Given in a ratio, e.g., of three to one, it means that the point of lowest footcandle measurement cannot be less than one third of the specified minimum average footcandle level established in §
305-317 of this chapter.
The portion of the resource protection area containing land which has environmentally sensitive features making it only partially usable for development. See §
370-504 in Article
V Natural Resources of the Zoning Ordinance.
The portion of the resource protection area containing land which cannot be developed such as Type I streams, Type I waterbodies, and wetlands. See §
370-504 in Article
V Natural Resources of the Zoning Ordinance.
Any activity, occupation, business, or operation carried on or intended to be carried on in a building or other structure or on a parcel of land.
UTILITIESThose services rendered by public utility corporations, municipalities, or municipal authorities, including but not limited to electricity, gas, telephone, television, water, and sewerage, including the appurtenances used in connection with the supplying of such services (buildings, wires, pipes, poles, and the like).
UTILITIES OPERATING FACILITIESA building or structure and its equipment used for the transmission and exchange of telephone, gas, electricity, sewer, and water facilities; provided, however, that in a residential district, these shall not include business facilities, generation or treatment facilities, the storage of materials, trucks or repair facilities, or the housing of repair crews.
VARIANCERelief granted pursuant to Article
VI and IX of the PA MPC.
A modification allowed to a specific requirement of this chapter, granted only in accordance with the provisions of the PA MPC.
WALLA structure that encloses an area, generally made out of masonry or stone, that has a solid foundation along its entire length.
WATER BODYBody of water, either natural or artificial, such as a lake, pond, etc., which retains surface water year-round and has a normal water level in excess of six inches in depth. Water bodies shall consist of the following types:
A. TYPE IWater body with one acre or more of standing water. The limit of this water body as regulated by this chapter shall be the top of bank, or a minimum horizontal dimension of five feet from the maximum water surface elevation.
TYPE IIWater body with less than one acre of standing water, as defined above.
WEIRStructure that alters, regulates, and controls the flow of water for outlets of lakes, basins, ponds and reservoirs.
WETLANDSThose areas that are inundated or 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. Wetlands generally include swamps, marshes, bogs, and similar areas. Wetland areas demonstrate hydric characteristics of soils, vegetation, and/or water table as specified by the United States Army Corps of Engineers and the PADEP. Wetlands shall be of two types:
A. CONNECTED WETLANDSShall be those which are adjacent to, or in close proximity to Type I or Type II streams, or have a common surface therewith, such that they drain into such streams at any time.
GEOGRAPHICALLY ISOLATED WETLANDSShall be those which are not adjacent to or in close proximity to streams and therefore do not ultimately drain into navigable or tidal waters.
YARDAn area between the property line and the setback line where no buildings or structures are permitted except as specifically provided for in the Zoning Ordinance. The following types of yards are hereby established:
A. FRONT YARDAll areas which abut streets are front yards. The area of land, across the full width of the lot, extending from the street line to the nearest structure of the lot, exclusive of steps, overhanging eaves, gutters, or cornices.
SIDE YARDThe area of land extending from the required front yard to the required back yard, except as provided for accessory buildings, extending from the side line of the lot to the nearest structure on the lot, exclusive of steps, overhanging eaves, gutters, or cornices. The width of the side yard shall be measured at right angles to the side line of the lot.
REAR YARDThe area of land, the full width of the lot except as provided for sheds, extending from the rear line of the lot to the nearest structure on the lot, exclusive of steps, overhanging eaves, gutters, or cornices. The depth of the rear yard shall be measured at right angles to the rear line of the lot or if the lot is not rectangular, then in the general direction of the side yard line.
