For purposes of this chapter, certain words shall be interpreted
as follows:
A.
Words used in the present tense include the future.
B.
The singular number includes the plural and the plural includes the
singular.
C.
The phrase "used for" includes "arranged for," "designed for," "intended
for," "maintained for," and "occupied for."
D.
The word "person" includes an individual, corporation, partnership,
incorporated association, or any other similar legal entity.
E.
The words "include" or "including" shall not limit the term to the
specified examples, but are intended to extend the meaning to all
other instances of like kind and character.
F.
The word "building" shall always be construed as if followed by the
words "or part thereof."
G.
The word "may" is permissive, and the words "shall" and "will" are
always mandatory.
H.
The words: "he" or "she" or "they" are to be used interchangeably
with the word person.
I.
The word "street" includes road, highway, avenue, boulevard, or expressway.
J.
The word "stream" includes watercourse, creek or river, and, where
referenced, a seasonal or intermittent stream.
K.
Unless otherwise specified, the words "day" or "days" or "business
days" shall mean days when the municipal administration offices are
open for regular business, which therefore excludes municipally recognized
holidays.
L.
The names of organizations including government agencies shall be
construed to include their successors.
The removal of the surface of the land through the combination
of earthwork activities and natural processes at a rate greater than
would occur from natural processes upon undisturbed land alone.
The portion of a roadway adjoining the traffic lane constructed
for the purpose of enabling a vehicle entering a roadway to increase
its speed to a rate at which it can safely merge with traffic.
That which conforms to accepted principles, tests or standards
of nationally recognized technical, scientific, and/or engineering
authorities.
A piece of land which provides physical access to and legal
road frontage for a lot, but which does not comply with the minimum
lot width regulations of the Zoning Ordinance. Access strips provide
access to "flag," "rear," or "interior" lots. The area of an access
strip shall not be included in the minimum lot area under the provisions
of the Zoning Ordinance.
See "Municipalities Planning Code."
The traveled way by which cars enter and depart parking spaces.
A public or privately owned right-of-way on which no new
dwellings, stores or other principal buildings are intended to front,
serving as the secondary means of access to two or more properties.
The fastening of a mobile home to its mobile home stand in
order to prevent upset or damage due to wind, erosion, flooding or
other natural forces.
A landowner, developer or equitable owner who has filed an
application for approval of subdivision, land development plan, variance,
or special exception, including their heirs, successors, agents and
assigns. The term also includes builder and/or other persons responsible
for the plans and construction of buildings or other improvements
on any parcel of land.
The date of the day when an application for development is filed with East Greenville Borough in accordance with submission requirements outlined in Article III. This date is not necessarily the date when the ninety-day plan review period begins.
Every application, whether preliminary or final, required
to be filed 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 plan, or for the approval of a development
plan.
A public organization created pursuant to the Pennsylvania
Municipality Authorities Act of 1945 (P.L. 382, No. 164).
An artificial ridge or embankment, usually made of compacted
soil, separating areas in a vertical way. Berms are designed to slow,
pond, or filter runoff; divert runoff on a construction site to a
sediment trap/basin; and/or ensure clean upland runoff does not move
into disturbed areas.
Activities, facilities, measures, or procedures used to manage
the volume, rate and water quality of stormwater runoff as prescribed
in the Pennsylvania Stormwater Best Management Practices Manual.
A regenerative upland-based water quality and quantity control
practice that uses the physical, biological and chemical properties
of plants, microbes and soils to remove pollutants from stormwater
runoff.
A tract of land, being a lot or a group of lots, bounded
by streets, public parks, railroad rights-of-way, watercourses, boundary
lines of the Borough or by any combination thereof on all sides.
Any form of surety bond in an amount and form satisfactory
to East Greenville Borough Council. All bonds shall be approved by
East Greenville Borough Council whenever a bond is required by ordinance
or regulations.
An area designed and functioning to separate the elements
and uses of land which abut it and to ease the transition between
them. Unless otherwise specified, "buffer" may be included as part
of the required setbacks and yard areas.
See "applicant."
The area of a lot within which a principal building may be
erected. This area is defined by the limits of the minimum front,
side, and rear yard areas, and encompasses the area of the lot not
found in the yard areas, legal rights-of-way, or other areas defined
in the Zoning Ordinance.
Tree trunk diameter measured in inches at a height specified
according to the plant type as specified by American Hort's American
Standard for Nursery Stock (ASNS), current edition, as amended.
The upper and outermost part of a tree created by the tree's
crown and shall mean, in the case of contiguous trees, the upper and
outermost parts of the trees' crowns.
A plan setting forth, by category of public facility, those
public improvements and that portion of their costs that is attributable
to servicing new development within a designated service area for
such public facilities over a specified period of years.
The paved portion of a street, alley, or highway designed
for vehicular traffic (this does not include paved shoulders).
A parcel or parcels of land, an area of water or a combination
of land and water within a development site designed and intended
for the use and enjoyment of East Greenville Borough residents or
occupants of the development or community or for the protection of
natural or historic resources, not including streets, off-street parking
areas and areas set aside for public facilities. Common open space
shall not be part of individual residential lots, and shall be substantially
free of structures but may contain recreational facilities (including
tennis courts, playgrounds, golf courses, swimming pools or other
like uses) for park users or historic buildings as are shown in the
approved development plan.
The requirement that development applications demonstrate
that adequate public services be available at prescribed levels of
service concurrent with the impact or occupancy of the developed property.
Real estate, portions of which are designated for separate
ownership and the remainder of which is designated for common ownership
solely by the owners of those portions, created under the Pennsylvania
Unit Property Act of July 3, 1963, or the Pennsylvania Uniform Condominium
Act, 68 Pa.C.S.A. § 3301 et seq., as amended from time to
time.
The Montgomery County Conservation District. A conservation
district, as defined in Section 3(c) of the Conservation District
Law [3 P.S. § 851(c)], which has the authority under a delegation
agreement executed with the Pennsylvania Department of Environmental
Protection to administer and enforce all or a portion of the erosion
and sediment control program in their county.
The construction, reconstruction, renovation, repair, extension,
expansion, alteration, or relocation of a building or structure, including
the placement of mobile homes, as well as the placement of prefabricated
or premanufactured structures.
Properties sharing a common boundary. Properties on opposite
sides of a public right-of-way shall not be considered contiguous.
The horizontal area or spread of a tree's limbs and
foliage.
The horizontal area or spread of the foliage of a plant other
than tree canopy coverage, which shall be used in measuring coverage
of shrubs, grasses and herbaceous perennials and annuals.
An improved right-of-way for pedestrian travel across a street
connecting two blocks.
A local street with only one outlet and having an appropriate
terminus for the safe and convenient reversal of traffic.
A pipe, conduit or similar structure, including appurtenant
works, not incorporated in a closed storm sewer system, which carries
drainage water under a driveway, roadway, or other paved area.
A line formed by the face of the existing curb or in its
absence, the outer edge of the shoulder, along which a curb would
be otherwise located.
An excavation; the difference between a point on the original
ground and a designated point of lower elevation on the final grade.
Also, the material removed in an excavation.
The magnitude and temporal distribution of precipitation
from a storm event measured in probability of occurrence (e.g., a
five-year storm) and duration (e.g., 24 hours), used in the design
and evaluation of stormwater management systems.
See "applicant."
Any human-made change to improved or unimproved real estate,
including, but not limited to, buildings or other structures, streets
and other paving, utilities, mining, dredging, filling, grading, excavation,
or drilling operations.
The provisions for development, including a planned residential
development, a plat of subdivision, all covenants relating to use,
location and bulk buildings and other structures, intensity of use
or density of development streets, ways and parking facilities, common
open space and public facilities. The phrase "provisions of the development
plan" shall mean the written and graphic materials referred to in
this definition.
Tree trunk diameter measured at 4.5 feet above the ground.
An unstabilized land area where vegetation has been removed
and soil has been exposed, graded, or removed.
The human-made features of land that are specifically designed
to store or carry surface water runoff.
Every entrance or exit used by vehicular traffic to or from
properties abutting a Borough, county, or state road. The term includes
proposed private streets, lanes, alleys, courts, and other ways.
One or more rooms with cooking and sanitary facilities provided
solely for the living purposes of one family.
A construction or other human activity which alters the surface
of the land, including, but not limited to, clearing and grubbing;
grading; excavations; embankments; road maintenance; building construction;
or the moving, depositing, stockpiling, or storing of soil, rock,
or earth materials, excluding agricultural activities.
A vested or acquired legal right to use land other than as
a tenant, for a specific purpose, such right being held by someone
other than the owner who holds title to the land.
A vertical distance above or below a fixed reference level;
or a flat scale drawing of the front, rear, or side of a building.
A professional engineer licensed as such in the Commonwealth
of Pennsylvania and competent in the profession as established under
the Pennsylvania Engineer, Land Surveyor, and Geologist Registration
Act.[1]
A deposit of cash with East Greenville Borough or escrow
agent to secure the promise to perform some future act.
Any act by which natural materials are dug into, cut, quarried,
uncovered, removed, displaced, relocated, or bulldozed, as well as
the conditions resulting from such activities.
Any number of individuals living together as a single housekeeping
unit and doing their cooking on the premises, when said individuals
are related by blood, marriage or adoption, including any number of
foster children under the care of the same; or no more than five unrelated
individuals living together as a single, nonprofit housekeeping unit
and doing their cooking on the premises, except when an application
for a special exception to enable a greater number of unrelated individuals
to occupy a dwelling unit is reviewed and approved by the Zoning Hearing
Board, as provided for in this chapter. (This definition shall not
apply to the occupants of a club, fraternity house, lodge, residential
club, boardinghouse, group home or rooming house.)
BASE FLOODA flood having a 1% chance of being equaled or exceeded in any given year. This is the regulatory standard also referred to as the "100-year flood."
BASE FLOOD ELEVATIONThe elevation of surface water resulting from a flood that has a 1% chance of equaling or exceeding that level in any given year. The BFE is shown on the Flood Insurance Rate Map (FIRM) for zones AE, AH, A1-A30, AR, AR/A, AR/AE, AR/A1-A30, AR/AH, AR/AO, V1-V30 and VE.
FEMAFederal Emergency Management Agency (FEMA), an agency within the U.S. Department of Homeland Security. The federal agency under which the National Flood Insurance Program is administered. FEMA is charged with responding to Presidentially declared disasters.
A general and temporary condition of partial or complete inundation
of two or more acres of normally dry land area or of two or more properties
(at least one of which is the policyholder's property) from:
Overflow of inland or tidal waters; or
Unusual and rapid accumulation or runoff of surface waters from
any source; or
Mudslides (i.e., mudflows) which are proximately caused by flooding
and are akin to a river of liquid and flowing mud on the surfaces
of normally dry land areas, as when earth is carried by a current
of water and deposited along the path of the current; or
Collapse or subsidence of land along the shore of a lake or
similar body of water as a result of erosion or undermining caused
by waves or currents of water exceeding anticipated cyclical levels
that result in a flood as defined above.
A flood inundates a floodplain. Most floods fall into three
major categories: riverine flooding, coastal flooding, and shallow
flooding. Alluvial fan flooding is another type of flooding more common
in the mountainous western states.
FLOOD HAZARD BOUNDARY MAP (FHBM)Official map of a community issued by FEMA, where the boundaries of the flood, mudflow and related erosion areas having special hazards have been designated.
FLOOD INSURANCE RATE MAP (FIRM)Official map of a community on which FEMA has delineated the Special Flood Hazard Areas (SFHAs), the base flood elevations (BFEs) and the risk premium zones applicable to the community.
FLOODPLAINAny land area susceptible to being inundated by floodwaters from any source.
The operation of an overall program of corrective and preventive
measures for reducing flood damage, including but not limited to,
emergency preparedness plans, flood-control works and floodplain management
regulations.
Floodplain management is a decision-making process that aims
to achieve the wise use of the nation's floodplains. "Wise use"
means both reduced flood losses and protection of the natural resources
and function of floodplains.
FLOODPROOFINGAny combination of structural and nonstructural additions, changes, or adjustments to structures which reduce or eliminate flood damage to real estate or improved real property, water and sanitary facilities, structures and their contents.
FLOODWAYThe channel of a river, stream, or other watercourse and the adjacent land area required to carry and discharge a flood of the 100-year magnitude.
NATIONAL FLOOD INSURANCE PROGRAM (NFIP)The program of flood insurance coverage and floodplain management administered under the Act and applicable federal regulations promulgated in Title 44 of the Code of Federal Regulations, Subchapter B.
OBSTRUCTIONAny wall, dam, wharf, embankment, levee, dike, pile, abutment, projection, excavation, channel, rectification, culvert, building, fence, stockpile, refuse, fill, structure or matter in, along, across or projecting into any channel, watercourse or designated floodplain district which may impede, retard or change the direction of the flow of water, either in itself or by catching or collecting debris carried by such water, or is placed where the flow of the water might carry the same downstream to damage property or threaten lives.
YEAR FLOODD — See "base flood."
SPECIAL FLOOD HAZARD AREA (SFHA)An area having special flood, mudflow or flood-related erosion hazards and shown on a Flood Hazard Boundary Map (FHBM) or a Flood Insurance Rate Map (FIRM) Zone A, AO, A1-A30, AE, A99, AH, AR, AR/A, AR/AE, AR/AH, AR/AO, AR/A1-A30, V1-V30, VE or V. The SFHA is the area where the National Flood Insurance Program's (NFIP's) floodplain management regulations must be enforced and the area where the mandatory purchase of flood insurance applies. For the purpose of determining community rating system (CRS) premium discounts, all AR and A99 zones are treated as non-SFHAs.
SUBSTANTIALLY IMPROVED BUILDINGAny repair reconstruction, or improvement of a structure, the cost of which equals or exceeds 50% of the market value of the structure either before the improvement or repair is started or, if the structure has been damaged and is being restored, before the damage occurred. For the purposes of this definition, substantial improvement is considered to occur when the first alteration of any wall, ceiling, floor, or other structural part of the building commences, whether or not that alteration affects the external dimensions of the structure. The term does not, however, include either:
Any project for improvement of a structure to comply with existing
state or local health, sanitary, or safety code specifications which
are solely necessary to assure safe living conditions; or
Any alteration of a structure listed on the National Register
of Historic Places or the Pennsylvania Inventory of Historic Places.
Unit of light intensity stated in lumens per square foot
and measurable with an illuminance meter, a.k.a. light meter.
A unit of emitted light (from a surface) stated in lumens
per square foot and measurable with a light meter. One footlambert
is equal to one lumen per square foot.
That side of a lot abutting on a street or right-of-way and
ordinarily regarded as the front of the lot.
Attribute of a lighting fixture from which no light is emitted
at or above a horizontal plane drawn through the bottom of the fixture
and no more than 10% of the lamp's intensity is emitted at or
above an angle 10° below that horizontal plane, at all lateral
angles around the fixture.
Attribute of a lighting fixture provided with internal and/or
external shields and louvers to prevent brightness from lamps, reflectors,
refractors and lenses from causing glare at normal viewing angles.
Excessive brightness in the field of view that is sufficiently
greater than the brightness to which the eyes are adapted to cause
annoyance or loss in visual performance and visibility, so as to jeopardize
health, safety or welfare.
The elevation or slope of a street, parcel of land, utility
lines, drainageways, etc., specified in percent (%) and shown on plans
as required herein.
Low-growing plant materials planted in a manner to provide
continuous plant cover of the ground surface. Nonplant ground cover
may include bark or wood chips, gravel, and stone, provided that such
material is maintained as a continuous pervious cover.
Financial security that is required from the developer by
East Greenville Borough to guarantee the structural integrity and
functioning of improvements following final acceptance of dedication
by East Greenville Borough of improvements installed by the developer.
Such financial security may include irrevocable letters of credit,
cash escrows or a surety bond with a bonding company or commonwealth
or federally chartered financial institution as further specified
in this chapter.
Financial security that is required from the developer by
East Greenville Borough as a condition to final approval of a subdivision
or land development plan to guarantee that the improvements shown
on the plan are installed and completed in accordance with the plan
and applicable provisions of this chapter. Such financial security
may include irrevocable letters of credit, cash escrows or a surety
bond with a bonding company or commonwealth or federally chartered
financial institution as further specified in this chapter.
According to the United State Environmental Protection Agency,
heat islands are urbanized areas that experience higher temperatures
than outlying areas. Structures such as buildings, roads, and other
infrastructure absorb and re-emit the sun's heat more than natural
landscapes such as forests and water bodies. Urban areas, where these
structures are highly concentrated and greenery is limited, become
"islands" of higher temperatures relative to outlying areas. Daytime
temperatures in urban areas are about 1° to 7° F. higher than
temperatures in outlying areas and nighttime temperatures are about
2° to 5° F. higher.
A building's vertical measurement from the mean level of ground surrounding the building to a point midway between the highest and lowest points of the roof, provided that chimneys, spires, towers, elevator penthouses, antennas, tanks and similar projections shall comply with the provisions of Chapter 95, Zoning, § 95-162.
A device which is part of the frame or attaches to the frame
of a mobile home and connects it to a power source for the purpose
of transporting the unit.
A soil that is saturated, flooded, or ponded long enough
during the growing season to develop anaerobic conditions. Hydric
soil that is in areas having indicators of hydrophytic vegetation
and wetland hydrology is wetland soil.
Infiltration rates of soils vary widely and are affected
by subsurface permeability as well as surface intake rates. Soils
are classified into four HSGs (A, B, C, and D) according to their
minimum infiltration rate, which is obtained for bare soil after prolonged
wetting. The Natural Resources Conservation Service (NRCS) of the
U.S. Department of Agriculture defines the four groups and provides
a list of most of the soils in the United States and their group classification.
The soils in the area of the development site may be identified from
a soil survey report that can be obtained from local NRCS offices
or conservation district offices. Soils become less pervious as the
HGS varies from A to D.
Quantity of light, measured in footcandles.
The land area covered by buildings and paved surfaces which
do not permit water to penetrate into the soil. Buildings, parking,
driveways, walks, courts, pools (swimming and ornamental) and patios
are included unless constructed of pervious or porous materials, as
determined by the Borough.
A body of water, such as a pond, lake, dam, retention or
detention basin designed to manage stormwater runoff by retaining
it at a controlled rate.
The physical additions, installations, and/or changes necessary,
desirable or proposed to render land suitable for the use or uses
intended, including streets, curbs, sidewalks, landscaping, utilities,
and drainage facilities.
Improvements, including but not limited to those contained
in the definition of "improvements," that are constructed on the applicant's
property or along the road frontage of the tract being developed up
to the center line of the road.
Improvements, including but not limited to those contained
in the definition of "improvement," that are intended for dedication
to East Greenville Borough, or other municipal body or authority,
either in fee or in easement.
Development that takes place within existing communities,
making maximum use of the existing infrastructure instead of building
on undeveloped land.
See "parking lot island."
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 Pennsylvania
Municipalities Planning Code.
The legal or beneficial owner or owners of land, including
the holder of an option or contract to purchase (whether or not such
option or contract is subject to any condition), a lessee if they
are authorized under the lease to exercise the rights of the landowner,
or other person having a proprietary interest in land.
Level of service, as described in the Highway Capacity Manual,
indicates how well traffic moves on a particular highway facility
or through a specific intersection. There are six levels of servicing,
ranging from A through F. Level of Service A indicates generally free
movement. Level of Service F represents maximum capacity of the facility.
Level F indicates congestion. Level of Service C is considered the
design level of service, representing a stable traffic flow and a
relatively satisfactory travel speed.
Light emitted by a lighting fixture or installation which
is cast beyond the boundaries of the property on which the lighting
installation is sited.
A designated tract, parcel, or unit of land held by a landowner
and/or intended for use, development, lease, or transfer of ownership
and for which a deed description is recorded or is intended to be
recorded at the Office of the Recorder of Deeds for Montgomery County.
The area of land contained with the property lines of a parcel,
tract or lot as described in the deed or as shown on an approved subdivision
plan.
The gross lot area, excluding the following areas:
Any area within the street ultimate right-of-way; or within
any other ultimate right-of-way, whether public or private, that provides,
or is intended to provide, access to more than one lot by way of vehicular
and/or pedestrian circulation.
Any area, easement or right-of-way to be used for emergency
access, drives or fire lanes.
The net lot area shall be used to determine the area, bulk, coverage, dimensional, and density requirements as provided in Chapter 95, Zoning.
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 the street shall be
deemed to be the same as the street line and shall not be the center
line of the street or any other line within the street line even though
such may be the property boundary line.
The distance measured between lot lines, other than the front
and rear lot lines, at the minimum front yard setback line.
A lot having contiguous frontage on two or more intersecting
roads. The yard setback for each road frontage shall be the front
yard setback for the district in which the lot is located. One of
the other two sides shall have a rear yard setback and the other shall
be the side yard.
A lot which conforms in all respects to the dimensional requirements
of the zoning district in which it is located, except that the only
road frontage and access is limited to an access strip.
A designated parcel, tract, or area of land lawfully assigned
a separate tax parcel identification number by the Montgomery County
Board of Assessment office that does not have frontage on a street
or alley.
See "lot, flag."
Lotting which extends between two streets of differing classifications,
with vehicular access provided from the lesser street, in order to
promote traffic flow and safety on the greater street.
The light-output rating of a lamp (light bulb), as used in
the context of this chapter.
Any intersection where traffic generated by the proposal
will involve 3,000 or more average daily trips or 1,500 vehicles per
day and/or any other intersection involving an arterial road. Where
doubt exists, the applicant's traffic engineer shall seek guidance
from the Borough Engineer prior to the submission of the traffic impact
study.
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 single-family detached dwelling intended for permanent
occupancy, which may not meet local building codes but does meet the
standards of the United States Department of Housing and Urban Development,
as indicated by the structural engineering bulletin(s) provided to
the Borough Council by the applicant. It shall be contained in one
unit (called a "single-wide") or in two or more units designed to
be joined into one integral unit capable of again being separated
for repeated towing (called a "double-wide"), which arrives at a site
complete and ready for occupancy except for minor and incidental unpacking
and assembly operations and constructed so that it may be used with
or without a permanent foundation, including any roofed addition such
as extra rooms, covered patios, porches, etc.
A parcel or contiguous parcels of land which has been so
designated and improved that it contains two or more lots, improved
with the necessary utility connections and other appurtenances necessary
for the placement thereon of mobile homes.
A tapered, permanent survey reference point of stone or concrete
having a flat top at least four inches on each side and a length of
at least 24 inches, embedded vertically into the ground.
For the purposes of East Greenville Borough, a native plant
species that occurred in the mid-Atlantic Piedmont Region (Pennsylvania,
Maryland, Delaware and Virginia) prior to European settlement. The
native status of plants may be confirmed through the www.plants.usda.gov
web site, using the Native Status Maps for each species. For purposes
of this chapter, "native plant" shall include native shade tree, native
street tree, native shrub, native groundcover, native grasses and
native perennial.
A component of a landscape existing or maintained as part
of the natural environment and having ecological value in contributing
beneficially to, among other things, air and water quality, erosion
control, groundwater recharge, noise abatement, visual amenities,
growth of wildlife, human recreation, reduction of climatic stress
and energy costs.
Public or private lands designated for the use and enjoyment
of residents of a development and/or the general public, incorporating
natural features such as woodlands, streams, or meadows, and including
state, county or East Greenville Borough parks, trails, and other
recreational facilities. Also includes common open space, as defined
above, and other private lands which are available for the use of
East Greenville residents (i.e., through access easements). (See "common
open space.")
Any publicly owned area which is predominantly open space
and is used principally for active or passive recreation.
The interior cartway used or intended for vehicular circulation
within and around a parking lot, from which access to a parking space
or stall is taken.
Any area which is used for the storage of motor or other
vehicles. The terms "parking lot," "parking area," and "parking" are
interchangeable. "Parking" includes the driveway which provides direct
access to the parking spaces.
Any area of ground with improved soil between parking spaces
or at the end of parking rows within the interior of a parking lot
designed to screen surface parking, help to control traffic flow,
and perform environmental services including shading, and infiltration
and treatment of stormwater.
A pervious, linear area of ground within the boundary of
a parking lot which separates parking spaces along their shorter linear
dimensions, running parallel to parking drive aisles from which parking
spaces take direct access, designed to screen surface parking, help
to control traffic flow, and perform environmental services including
shading, and infiltration and treatment of stormwater.
A designated land corridor, located outside the public street
right-of-way or the equivalent right-of-way of a private street, containing
a route designed for nonmotorized travel that connects local facilities,
neighborhoods, commercial districts, etc., to a larger trail or sidewalk
network. Sidewalks are not considered pathways.
The maximum rate of flow of stormwater runoff at a given
point and time resulting from a particular magnitude storm.
The Municipalities Planning Code, originally enacted as Act
247 of 1968, which establishes the basic authority for the exercise
of municipal land use controls in Pennsylvania. All subsequent amendments
are included. Abbreviated as "MPC" or "Act 247."
A landscaped area of ground that separates the vehicular
use area from other structures on the lot, adjacent properties, a
public right-of-way, or any other nonparking use of a lot. Its purpose
is to buffer and screen parking and can serve as a bioretention area.
A graphic representation of a proposal for subdivision and/or
land development, including necessary written notes.
Soils amended for improved drainage and biologic function,
as well as to support plants that are adapted to both wet and dry
conditions. These soils are used for planting areas not to be used
as bioretention areas.
The map or plan of a subdivision or land development, whether
sketch, preliminary, or final.
Any suitable paving material that permits full or partial
absorption of stormwater into the underlying soil layer.
A building which is considered the principal use of the lot
on which it is located.
The single dominant use or single main use on a lot.
The edge of all project activity, whether more than or less
than the property or tract boundary.
A recorded boundary of a lot.
A formal meeting held pursuant to public notice by the governing
body, planning commission, or other municipal agency, intended to
inform and obtain testimony and public comment, prior to taking action
in accordance with the Pennsylvania Municipalities Planning Code,
as amended.
A forum held pursuant to public notice under the Act of July
3, 1986 (P.L. 388, No. 84),[2] known as the "Sunshine Act." It includes any prearranged
gathering of an agency which is attended or participated in by a quorum
of the members of the agency, held for the purpose of deliberating
agency business or taking official action.
Notice published once each week for two successive weeks
in a newspaper of general circulation in the Borough. Such notice
shall state the time and place of the hearing and 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.
Transportation service for the general public provided by
a common carrier of passengers generally on a regular route basis
or a private operator offering service to the public.
This procedure includes the average queue and maximum queue
of vehicles which will be observed in each traffic stream and intersection
approach, measured in both feet and vehicles. Various statistical
and/or computer models may be applied.
An area of ground which is a shallow depression designed
to clean, detain, and infiltrate stormwater runoff primarily with
adapted native plants set within bioretention soils, usually have
a simple inflow where rainwater enters the garden, and an aboveground
overflow where excess water exits. It is a stormwater management BMP
which is typically a smaller system than other bioretention facilities.
However, operation and maintenance is critical to proper performance.
The size, capacity and location of rain gardens should be based on
runoff source (parking lot, roofs, downspout, lawns, etc.) and the
ability to capture rainwater.
A parcel of land whose primary function is to separate a
street from adjacent properties, while not being used or capable of
being used as a building lot, open space, or recreation area.
A strip of land occupied or intended to be occupied at some
future date by roads, railroads, transmission lines, pathways, oil
and gas pipelines, water lines, sewer lines, and other similar facilities.
Forested or vegetated lands along both sides of a stream,
wetland or water body.
Soils or other materials transported by surface water as
a product of erosion.
A licensed employee of the Montgomery County Health Department
who issues permits, reviews permit applications and sewage facilities
planning modules, and conducts inspections and investigations necessary
to implement the Pennsylvania Sewage Facilities Act and regulations
promulgated under it.
A comprehensive plan for the provision of adequate sewage
facilities as adopted by East Greenville Borough and approved by the
Pennsylvania Department of Environmental Protection under the Pennsylvania
Sewage Facilities Act (Act 537).
The distance of unobstructed view along the center line of
a street from the driver's eye-height of 3 1/2 feet above
the pavement surface to the furthest visible point, or as otherwise
defined in the most current edition of PennDOT Publication No. 13M:
Design Manual, Part 2: Highway Design.
A triangular-shaped portion of land established at street
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.
The Montgomery County Soil Survey, latest edition, prepared
by the Nature Resources Conservation Service of the United States
Department of Agriculture.
The surface runoff generated by precipitation, snow or ice
melt, reaching the ground surface.
A structure which provides for the storage and controlled
release of stormwater runoff during and after a storm. Also referred
to as a "sediment basin," "retention basin" or "detention basin."
Any structure, natural or human-made, that, due to its condition,
design, or construction, conveys, stores, or otherwise, affects stormwater
runoff. Typical stormwater management facilities include, but are
not limited to, detention and retention basins, open channels, storm
sewers, pipes, and infiltration structures.
The plan prepared by the developer or their representative
indicating how stormwater runoff will be managed at the development
site in accordance with this chapter.
Water from rainfall or melting snow in a watershed in excess
of the natural absorbency of that watershed, which flows over the
ground surface to collect in streams and channels.
Any right-of-way which serves to access and provide for transportation between multiple properties, whether under public or private ownership, and used or intended to be used by vehicular traffic and pedestrians, and which may also be used to provide space for sewer, other utilities and sidewalks, including street, avenue, boulevard, road, highway, freeway, parkway, lane, alley, viaduct, or other similar facilities. Categories of streets are further defined in § 85-51.
Rights-of-way for street purposes are defined as follows:
LEGAL RIGHT-OF-WAYThe total width of any land dedicated as a street as reflected on a recorded subdivision plat, boundary plat or dedication plat.
ULTIMATE RIGHT-OF-WAYThe total width of any land which is projected as necessary for adequate handling of anticipated maximum traffic volumes, determined by the street's function, in accordance with street classifications contained in this chapter, and outlined in the Upper Perkiomen Valley Regional Comprehensive Plan. The ultimate right-of-way becomes the legal right-of-way when it has been offered for dedication and accepted by East Greenville Borough.
EQUIVALENT RIGHT-OF-WAYA street right-of-way required to be reserved where private streets are permitted. The width shall be determined by the street's function, in accordance with street classifications contained in this Chapter and outlined in the Upper Perkiomen Valley Regional Comprehensive Plan.
A soil medium that can be compacted to support pavement and
installation requirements while accommodating tree root growth. It
is a mixture of gap-graded gravels made of crushed stone, clay loam,
and a hydrogel stabilizing agent to keep the mixture from separating.
An area extending from the proposed development or land subdivision
approximately one mile along the adjacent roadways in all directions
from all access points or the first major intersection along these
roadways. Where doubt exists, the applicant's traffic engineer
shall seek guidance from the Borough Engineer prior to the submission
of the transportation impact study.
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 devisers, transfer of ownership or building
or lot development; provided, however, that the subdivision by lease
of land for agricultural purposes into parcels of more than 10 acres,
not involving any new street or easement of access or any residential
dwelling, shall be exempted.
A licensed land surveyor, registered as such in the Commonwealth
of Pennsylvania, and competent in profession as established under
the Pennsylvania Engineer, Land Surveyor, and Geologist Registration
Act.[3]
The original upper layer of soil material which is usually
darker and more fertile than subsoil, which is screened of stones,
roots, construction debris, and contains a substantial percentage
of organic material.
A large property consisting of one legal parcel usually to
be subdivided into several smaller parcels.
A designated land corridor containing an improved route designed
for nonmotorized travel that provides recreational, aesthetic, alternate
transportation, or educational opportunities. Sidewalks are not considered
trails though they can serve as trail connections.
A technical evaluation of the traffic impacts associated with a proposed subdivision or land development. Criteria for a transportation impact study are contained in § 85-122.
Any tree that, when mature, typically forms the overstory,
or uppermost layer of branches and foliage, in a woodland or forest,
and/or any large, deciduous shade tree generally reaching at least
40 feet in height at maturity.
Any tree of three inches DBH or greater, whether standing
alone or in a tree mass or woodlands. See also "diameter at breast
height (DBH)."
Any tree with a caliper that is 75% or more of the record
tree of the same species in the Commonwealth of Pennsylvania.
Any tree located within the ultimate right-of-way of any
street or highway in East Greenville.
Any tree or trees that, when mature, attain a height lesser
than canopy trees. In an existing wooded setting, this may include
seedlings, saplings and other small trees.
A single or one-way vehicle movement to or from a property
or study area. Trips can be added together to calculate the total
number of vehicles expected to enter or leave a specific land use
or site over a designated period of time.
The total count of trips to and from the subject development
per unit of land use as measured by parameters such as dwelling units,
acres, or square footage.
Any areas of a lot not located within any enclosed or partially
enclosed structure which are used by or intended for motor vehicles,
including but not limited to the following: accessory or non-accessory
parking spaces for the storage of automobiles, trucks or other motor
vehicles; parking drive aisles; loading zones and service areas; emergency
or fire zones or lanes; access drives and driveways; and paved areas
painted or striped in such a manner as to indicate that they are not
intended for parking or standing but are otherwise at grade with other
areas designed for or used by motor vehicles.
A strip separating the passable area of a sidewalk from the
curb, and consisting of grass, landscaping, street furniture, or decorative
paving.
A barrier for the purpose of limiting or obscuring a view;
generally comprised of vegetation, structures, or earthworks suitable
for the purpose.
This procedure compares the volume of a roadway or intersection
approach to its capacity (maximum number of vehicles that can pass
a given point during a given time period.) The procedures described
in the Highway Capacity Manual, latest edition, Highway Research Board
Special Report 209, shall be followed.
This is a series of warrants which detail the minimum traffic
or pedestrian volumes or other criteria necessary for the installation
of a traffic signal. These warrants are contained in PennDOT Publication
46, Traffic Engineering Manual.
A system designed to transmit water from a source to users,
in compliance with the requirements of the appropriate state agencies
and the local authorities. Includes the following definitions:
WATER FACILITIES, PUBLICA water distribution system serving all or a portion of East Greenville Borough and operated by the Borough, or other public utility regulated by the Pennsylvania Public Utility Commission.
WATER FACILITIES, COMMONA water distribution system serving a single neighborhood or development.
A channel or conveyance of surface water, such as a stream
or creek, having defined bed and banks, whether natural or artificial,
with perennial or intermittent flow.
Those areas that are inundated or saturated by surface- or
groundwater at a frequency and duration sufficient to support, and
that under normal circumstances do support, a prevalence of vegetation
typically adapted for life in saturated soil conditions; includes
swamps, marshes, bogs and similar areas. Development in wetlands is
regulated by the U.S. Army Corps of Engineers and the Pennsylvania
Department of Environmental Protection. Identification of wetlands
should be based upon the "1987 Corps of Engineers Wetlands Delineation
Manual."
One-fourth acre or more of wooded land where the largest
trees measure at least six inches diameter at breast height (dbh).
The woodland shall be measured from the dripline of the outer trees.
Woodlands are also a grove of trees forming one canopy where 10 or
more trees measure at least 10 inches dbh.
The area(s) of a lot which must remain free of buildings or other structures and may be used as lawn or planted area, parking, or driveway space, in compliance with the provisions of this chapter and Chapter 95, Zoning. A yard is measured at right angles from the right-of-way or lot line to the nearest building wall. Yard is further defined as follows:
YARD, FRONTThe space extending across the full width of a lot, for a depth equal to the minimum front yard setback distance required by the specific regulations of Chapter 95, Zoning, measured perpendicular from the street right-of-way line, unless stated otherwise, toward the center of the lot.
YARD, REARThe space extending across the full width of a lot for a depth equal to the minimum rear yard setback distance required by the specific regulations of the Chapter 95, Zoning, measured perpendicular from the rear lot line to the center of the lot.
YARD, SIDEA space extending from the front yard to the rear yard for a depth equal to the minimum side yard setback distance required by the specific regulations of Chapter 95, Zoning, measured perpendicular from the side lot line toward the center of the lot. However, corner lots shall be regarded as having two front yards for the frontage along a street. Therefore the setback for a side yard with street frontage shall be the same as the front yard setback for the district in which the property is located.
A line which locates and delineates the minimum yard setback
requirements, measured from the appropriate property lines.
AASHTO — American Association of State Highway and Transportation
Officials
ADA — Americans with Disabilities Act
ASNS — AmericanHort's American Standard for Nursery
Stock
ASTM — American Society for Testing Materials
IESNA — Illuminating Engineering Society of North America
ITE — Institute of Transportation Engineers
PA DEP — Pennsylvania Department of Environmental Protection
PennDOT — Pennsylvania Department of Transportation
NRCS — Natural Resources Conservation Service
MCCD — Montgomery County Conservation District
MCPC — Montgomery County Planning Commission
OPH — Montgomery County Office of Public Health
UMJA — Upper Montgomery Joint Authority
USGS — United States Geological Survey
