A.
For the purpose of this chapter, the terms and words listed in this
section shall have the meaning herein defined. Words not herein defined
shall have their plain and ordinary meaning within the context of
the provision. A standard reference dictionary should be consulted.
If a term is not defined in this chapter, but is defined in the Zoning,
Floodplain or Stormwater Ordinance,[1] such definition in such other ordinance shall apply to
this chapter.
B.
For the purpose of this chapter, the following rules of interpretation
shall apply:
(1)
Words in the present tense include the future tense.
(2)
Words in the singular include the plural and words in the plural
include the singular.
(3)
The words "used" and "occupied" shall be construed to include the
words "or intended, arranged or designed to be used or to be occupied,
or offered for occupancy."
(4)
The term "such as" shall be considered as introducing a typical or
illustrative designation of items, and shall not be interpreted as
constituting a complete list.
(5)
The words "person" and "owner" shall be deemed to include a corporation,
unincorporated association and a partnership, or other legal entity,
as well as an individual.
(6)
The words "building" and "structure" shall be construed as if followed
by the phrase "or part thereof."
(7)
The word "lot" includes the words "plot" and "parcel."
(8)
The word "watercourse" includes channel, creek, ditch, dry run, spring,
stream and river.
(9)
The word "shall" is to be interpreted as mandatory; the word "may"
as directory and complied with unless waived.
Other terms or words used herein shall be interpreted or defined
as follows:
The removal of the surface of the land through the combined
action of man's activities and natural processes at a rate greater
than would occur because of the natural processes alone.
An added roadway lane that permits integration and merging
of slower moving vehicles into the main vehicular stream (see Figure
1).
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A way or means of approach to provide vehicular or pedestrian
physical entrance to a property.
A public or private drive, other than a driveway, which provides
for vehicular access between a public street and a tract of land containing
any use other than one single-family or two-family dwelling. See the
separate definition of "driveway."
Any person, other than the developer, who, acting on behalf
of the developer, submits to the North Codorus Township Board of Supervisors
land development plans for the purpose of obtaining approval thereof.
The traveled way by which cars enter and depart parking spaces
and circulate within parking areas, excluding ring roads.
A minor right-of-way, publicly or privately owned, primarily
for service access to the back or side of properties and not intended
for general traffic circulation.
A natural or created feature that enhances the aesthetic
quality or visual appeal or makes more attractive a particular property,
place or area.
A federal law designed to bring disabled Americans into the
economic mainstream by providing them equal access to jobs, transportation,
public facilities, and services (42 U.S.C. § 12101 et seq.).
A landowner or developer, as hereinafter defined, who has
filed an application for development including his agents, heirs,
successors and assigns.
Every application, whether preliminary, tentative, or final,
required to be filed and approved prior to start of construction or
development, including, but not limited to, an application for a zoning
permit, for the approval of a subdivision plat or plan or for the
approval of a land development plan.
The North Codorus Township Board of Supervisors.
Plans prepared after construction to reflect the accurate
size, type and location of all improvements such as streets, stormwater
system, sanitary sewer system, water system, and other required improvements.
An earthen mound designed to create a visual and/or sound
barrier between a use and adjoining properties, streets, and adjacent
uses (see Figure 2 below).
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The most current technology as applied to a specific problem,
including but not limited to devices or methods that temporarily store
or treat stormwater, reduce or remove pollutants and provide other
environmental safeguards.
A pathway, often paved and separated from streets and sidewalks,
designed to be used by nonmotorized vehicles. Such bikeway may also
be along the street but outside the cartway.
An area bounded by streets or by a combination of streets
and public land, waterways or any other barrier to the continuity
of development.
The Board of Supervisors of North Codorus Township.
A strip of land, free of any principal or accessory building
or required improvement other than screening to physically separate
one incompatible use from another.
Any combination of materials forming any structure which
is erected on the ground and permanently affixed thereto, designed,
intended, or arranged for the housing, sheltering, enclosure, or structural
support of persons, animals, or property of any kind.
A line parallel to the street line touching that part of
a building closest to the street (see Figure 3 below).
A line parallel to the rear property line touching that part
of a building closest to the rear property line (see Figure 3 below).
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See "setback."
A small, roofed structure, usually having three walls, located
near a street and designed primarily for the protection and commerce
of bus passengers.
The diameter of a tree trunk as measured six inches above
the ground for trees less than or equal to four inches in diameter
and as measured 4.5 feet above the ground for trees greater than four
inches in diameter.
The paved area which makes up the traveled lanes of any roadway.
A signed statement appended to a plan or other document whereby
the signer represents that to the best of their knowledge and belief
said plan or document is true and correct and that the Township may
rely upon the accuracy thereof.
The North Codorus Township Subdivision and Land Development
Ordinance, as amended.
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 an intersection (see Figure 1[1]).
The cutting and/or removal of more than 80% of the trees
with a trunk diameter of over six inches (measured at a height of
4.5 feet above the ground level) over an area of at least 1/4 acre,
beyond what is necessary to complete subsurface testing or to construct
buildings, parking and other improvements in locations that were approved
by the Township.
The definition in the Zoning Ordinance shall apply.[2]
A device that is designed to contain an unauthorized release,
retain it for cleanup, and prevent released materials from penetrating
into the ground or watercourses.
A lot abutting upon two streets at their intersection.
The County of York, Commonwealth of Pennsylvania.
The York County Planning Commission.
A right-of-way, municipally or privately owned, which links
blocks to furnish access for pedestrians to adjacent streets or properties.
A street with access closed at one end and with a vehicular
turnaround at the closed end.
A pipe, conduit or similar structure including appurtenant
works not incorporated into a closed system which carries surface
water.
A boundary usually marking the edge of the roadway or paved
area and which functions to direct or contain stormwater and/or vehicular
movement.
The outside edge of the cartway as defined by permanent curb.
An excavation. The difference in elevation between a designated
point on the original ground and the same point of lower elevation
on the final grade, including the material removed in excavation.
An added roadway lane that permits vehicles to slow down
and leave the main vehicle stream (see Figure 1[3]).
A plant which experiences leaf abscission (drop).
Final adjudication of the Board of Supervisors or other body
granted jurisdiction under this chapter, either by reason of the grant
of exclusive jurisdiction or by reason of appeals from determinations.
The transfer of property by the owner to another party.
A legal document conveying ownership of real property.
The Department of Environmental Protection or its successors,
and its relevant subparts.
The rainfall event of given return period and duration used
to compute the size and design or stormwater management control systems.
An area of land, formed from soil or other material, acceptable
to the Township Engineer, designed to control stormwater runoff by
temporarily storing the runoff and releasing it at a predetermined
rate into a watercourse or stormwater drainage system. This basin
is designed to drain completely after a storm event.
Final action by an officer, body or agency charged with the
administration of any land use ordinance or applications thereunder,
except the governing body and the Zoning Hearing Board. Determinations
shall be appealable only to the boards designated as having jurisdiction
for such appeal.
Any landowner, agent of such landowner, or tenant with the
permission of such landowner, who makes or causes to be made a subdivision
of land or a land development.
Any man-made change to improved or unimproved real estate,
including, but not limited to, buildings or other structures, the
placement of manufactured homes, streets and other paving, utilities,
mining, dredging, filling, grading, excavation, or drilling operations
and the subdivision of land.
The provisions for development including a plat of subdivision,
all covenants relating to use, location and bulk of buildings and
other structures, intensity of use or density of development, streets,
ways and parking facilities, planned residential development, common
open space and public facilities. The phrase "provisions of the development
plan" when used in this chapter shall mean the written and graphic
materials referred to in this definition.
The flow of surface water and the methods of directing such
flow.
Any ditch, gutter, pipe culvert, storm sewer or other structure
designed, intended, or constructed for the purpose of diverting surface
waters from or carrying surface waters off streets, public rights-of-way,
parks, recreational areas, or any part of any land or contiguous land
areas.
An imaginary ground line around a tree that defines the limits
of the tree canopy and is usually associated with the extent of the
tree root system.
A private vehicular access between a public street and a
garage, carport, or other parking space for one single-family or two-family
dwelling.
The width of the driveway at its most narrow point.
Any building or part thereof designed, occupied, or intended
for occupancy as a separate living quarter, with cooking, sleeping,
and sanitary facilities provided for the exclusive use of a single
family maintaining a common household.
An activity including but not limited to construction, mining,
farming and timber harvesting which alters, disturbs, or exposes the
existing land surface.
A grant of one or more private property rights by the property
owner to another entity, be it public or private, in which the grantor
of the easement may not make use of the land in any manner that violates
the right of the grantee. Unless an integral part of a utility, buildings
may not be placed within an easement.
A device used to slow the velocity of stormwater runoff,
particularly at points of concentrated discharge such as pipe outlets.
A person duly licensed as a professional engineer by the
Commonwealth of Pennsylvania.
An evaluation performed by a qualified professional of a
facility's compliance with existing federal, state, and local regulations.
An evaluation of the effect of the proposed development,
and other major private or governmental actions on the environment.
The United States Environmental Protection Agency.
The natural process by which the surface of the land is worn
away by water, wind, gravity or chemical actions.
A plan which is designed to minimize accelerated erosion
and prevent sediment pollution to the waters of the commonwealth.
Any act by which earth, sand, gravel, rock or any other similar
material is dug into, cut, quarried, uncovered, removed, displaced,
relocated or bulldozed and shall include the conditions resulting
therefrom.
Any act by which earth, sand, gravel or rock or any other material
is placed, pushed, dumped, pulled, transported or moved to a new location
above the surface and shall include the conditions resulting therefrom;
The difference in elevation between a designated point on the
original ground and the same point of higher elevation on the final
grade, including the material used to make a fill.
Those areas designated and delineated by the Flood Insurance
Study (FIS) and Flood Insurance Rate Maps (FIRMs) issued by the Federal
Emergency Management Agency (FEMA) effective September 25, 2009, or
their successors, and regulated by the North Codorus Township Floodplain
Management Ordinance of 2009, as may be amended[4] or its successors.
The difference in elevation between the peak design flow
elevation in the emergency spillway or other conveyance channel and
the top of the settled embankment, intended to allow a margin of safety
for channel restriction, wave action, frozen conditions, etc.
The portion of the lot abutting street right-of-way line.
The North Codorus Township Board of Supervisors.
The average slope of the land expressed in percent which
shows the change in elevation over a given distance.
The replenishment of underground water supplies often used
to control stormwater runoff after development.
The financial security that may be accepted by the Township
as a guarantee that improvements required as part of an application
for subdivision and/or land development are completed to the satisfaction
of the Township. Such financial security shall include, but is not
limited to, performance bonds, federal or commonwealth chartered lending
institution irrevocable letters of credit, and restrictive or escrow
accounts in such lending institutions. All bonding or financial institutions
shall be approved by the Commonwealth of Pennsylvania.
The financial security that may be accepted by the Township
as a guarantee that improvements required as part of an application
for subdivision and/or land development will be in first class condition,
state of repair and working order for a specific period of time. Such
financial security shall be similar to that accepted for a completion
guarantee.
That portion of the cartway, roadway, or right-of-way carrying
surface drainage.
Any substance or mixture of such physical, chemical or infectious
characteristics as to pose a significant actual or potential hazard
to water supplies, or other hazards to human health, if such substance
or mixture were discharged to land or waters of North Codorus Township.
Hazardous materials include, without limitation, organic and inorganic
chemicals, petroleum products, heavy metals, radioactive or infectious
wastes, acids and alkalies, and include products such as pesticides,
herbicides, petroleum solvents, thinners, and fertilizers.
The vertical distance of a structure or building measured
from the average elevation of the finished grade surrounding the structure
to the highest point of the structure.
A retention or detention basin.
An organization of property owners within a development established
as a nonprofit corporation for the ownership, administration, and
maintenance of the common open space within the development. Such
organizations are generally consistent with the requirements for unit
owners' associations found in the Pennsylvania Uniform Condominium
Act, 68 Pa.C.S.A. § 3101 et seq.
Any portion of a lot covered by material that cannot be penetrated
by precipitation and/or surface water, including buildings, structures,
parking lots, parking areas and paved areas. For the purposes of this
definition, all portions of parking lots and parking areas shall be
considered as impervious area regardless of the degree of precipitation
penetration.
The total area of impervious surfaces on a lot (including
building coverage) divided by the total lot area.
Any man-made or man-processed material, structure, or coverage
that prevents the absorption of water into the ground, including stone
driveways and parking lots.
Any system of piping, tanks, or other facilities serving
a single lot and collecting and disposing of sewage, in whole or in
part, into the soil and any water of the Commonwealth of Pennsylvania
or by means of conveyance to another site for final disposition, and
which is located upon the lot which it serves.
A structure designed to direct stormwater runoff into the
ground (e.g., drywell, french drains, seepage pits, seepage trenches)
for the purpose of stormwater management and/or foundation drainage.
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.
The following shall not be considered a land development:
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 buildings,
on a lot or lots subordinate to an existing principal building.
The addition or conversion of buildings or rides within the
confines of an enterprise which would be considered an amusement park.
For 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 proper authorities.
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 authorized
under the lease to exercise the rights of the landowner, or other
person having a proprietary interest in land, including an individual,
partnership association, limited partnership association or corporation
or unincorporated association.
A description of traffic conditions along a given roadway
or at a particular intersection.
A map showing the site with relation to adjoining areas.
A designated parcel or area of land established by a plat
or otherwise as permitted by law and to be used, developed or built
upon as a unit (see Figure 5, below).
Figure 5
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A.
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FRONT LOT LINE — A lot line separating the lot from the
street right-of-way. In the case of corner lots, the lines extending
along all street rights-of-way shall be considered front lot lines.
In the case of lot other than a corner lot that fronts on more than
one street, the lines extending along all street right-of-way lines
are front lot lines.
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B.
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REAR LOT LINE — A lot line opposite and most distant from
the front lot line. In the case of a triangular or otherwise irregularly
shaped lots, a line 10 feet in length entirely within the lot, parallel
to and at a maximum distance of the front lot line or 10% of the minimum
lot width, whichever is greater. In case of corner lots, the rear
lot line is the opposite and parallel to the street on which the structure
fronts.
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C.
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SIDE LOT LINE — Any lot line other than a front or rear
lot line.
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The area contained within the property lines of the individual
parcels of land, excluding any area within a street right-of-way,
but including the area of any easement.
That portion of the lot that is covered by buildings.
The minimum required distance between the side property lines
measured at the front setback line. For all lots except flag lots,
the minimum lot width shall be measured along a portion of the lot
through which roadway access can be obtained.
A lot which has an interior angle of less than 135° at
the intersection of two street lines. A lot abutting upon a curved
street or streets shall be considered a corner lot if the tangent
to the curve at the points beginning within the lot or at the points
of intersection of the side lot lines with the street lines intersect
at an angle of less than 135°.
An interior lot having frontage on two streets.
See the definition in the Zoning Ordinance.[5]
A lot other than a corner lot, with sides which do not abut
a street.
A lot extending between and having frontage on two generally
parallel streets, excluding service streets, with vehicular access
solely from one street.
A lot which abuts two streets that do not intersect at the
boundary of the lot.
A parcel or contiguous parcels of land which have been so
designated and improved that they contain two or more mobile home
lots for the placement thereon of manufactured/mobile homes.
That part of an individual lot which has been reserved for
the placement of the manufactured/mobile home, appurtenant structures
or additions.
A voluntary negotiating process in which parties in a dispute
mutually select a neutral mediator to assist in jointly exploring
and settling their differences, culminating in a written agreement
which the parties themselves create and consider acceptable.
The Pennsylvania Municipalities Planning Code, as amended.[6]
The Pennsylvania Municipalities Planning Code, as amended.[7]
The North Codorus Township Construction Specifications as
approved by the North Codorus Township Board of Supervisors by ordinance
or by resolution, and any revisions thereto. The specifications cover
the construction of streets, utilities, sidewalks, parking lots and
similar improvements, the installation of street trees, and other
construction requirements.
Any dam, wall, wharf, embankment, levee, dike, pile, abutment,
projection, excavation, channel rectification, bridge, conduit, culvert,
building, wire, fence, rock, gravel, refuse, fill, structure, or other
matter in, along, across, or projecting into any channel, watercourse,
or floodplain, 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 that is placed where the flow of water might
carry the same downstream to cause damage to life or property.
Drains which are not connected to municipal sewer or stormwater
systems and discharge directly to the ground or septic system.
Any parcel or area of land or water essentially unimproved
and set aside, dedicated, or reserved for public or private use or
enjoyment or for the use and enjoyment of owners, occupants, and their
guests of land adjoining or neighboring such open land.
Shall have the same meaning as "landowner."
See "lot."
Any public or private area, under or outside of a building
or structure, designed and used for parking motor vehicles including
parking lots, garages, private driveways, and legally designated areas
of public streets.
A space for the parking of a motor vehicle within a public
or private parking area.
A surface treatment such as asphalt, concrete, brick or other
stabilized material used to cover a street, parking area, walkway,
etc.
The maximum rate of flow of water at a given point and time
resulting from a specified storm event.
A legally established right across private property that
allows pedestrians to cross a certain area of land.
The Pennsylvania Department of Transportation, or its successor,
and its subparts.
A procedure to determine the absorption rate of the soil
in an area proposed as the installation site for an on-lot wastewater
disposal system or an infiltration structure. Such a test will be
carried out according to the requirements of PADEP.
An agreement by and between a contractor and a bonding company
in favor of the North Codorus Township Board of Supervisors guaranteeing
the completion of physical improvements. All bonding or financial
institutions shall be approved by the Commonwealth of Pennsylvania.
Any natural person, individual, public or private corporation,
firm, association, joint venture, partnership, municipality, government
agency, political subdivision, public officer, owner, lessee, tenant
or any other entity whatsoever or any combination of such, jointly
or severally.
Surfaces of the ground that are not impervious.
The map representing a tract of land, including all supplementary data specified in Articles IV through VI of this chapter. The following are the types of plans specified in this chapter:
PLAN, SKETCHAn informal land development plan, not necessarily to scale, indicating salient existing features of a tract and its surroundings and the general layout of the proposed land development for discussion purposes only and not to be presented for approval.
PLAN, PRELIMINARYA plan, in lesser detail than a final plan, showing the salient existing features of a tract and its surroundings and approximate proposed street and lot layout as a basis for consideration prior to preparation of a final plan.
PLAN, FINALA complete and exact plan, prepared for official recording, to define property rights and proposed streets and other improvements.
The North Codorus Township Planning Commission.
The map or plan of a subdivision or land development, whether
preliminary or final.
The land that is best suited to producing food, feed, forage,
fiber, and oilseed crops. It has the soil quality, growing season,
and water supply needed to economically produce a sustained high yield
of crops when it is treated and managed using acceptable farming methods,
as designated and shown in the York County Soil Survey.
Persons who provide expert or professional advice, including,
but not limited to, architects, attorneys, certified public accountants,
engineers, geologists, land surveyors, landscape architects or planners.
Includes:
A 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 MPC.
Any improvements, facility, or service required to provide
transportation, pedestrian access, drainage, survey monumentation,
landscaping, fire protection, water supply, sewer facilities, erosion
control, and similar essential services.
A legally advertised meeting held in compliance with the
MPC.
The definition in the MPC shall apply.
A municipal sanitary sewer system or a comparable common
or package sanitary facility (i.e., community sewer system) approved
and permitted by PADEP.
Any system, other than an individual well, that is operated
by a municipality, governmental agency, or a public utility for the
furnishing of potable water.
Leisure-time activities, usually of a formal nature and often
performed with others, requiring equipment and taking place at prescribed
places, sites and fields.
Activities that involve relatively inactive or less energetic
pursuits, such as walking, sitting, picnicking, card games, chess,
checkers, and similar table games. Passive recreation includes open
space for nature walks and observations.
A designated alternative site for future use as an on-lot
wastewater treatment area.
An area of land formed from soil or other material acceptable
to the Township Engineer, designed or intended to contain a near-permanent
pool of water for functional or aesthetic purposes and/or to manage
stormwater runoff by providing temporary storage of said runoff.
Land acquired by reservation, dedication, prescription or
condemnation for the purpose of maintaining primary vehicular and
pedestrian access to abutting properties.
Right-of-way width required for the expansion of existing
streets to accommodate anticipated future traffic loads. A right-of-way
established to provide future access to or through undeveloped land.
The total dedicated width of a public thoroughfare for vehicular
traffic and/or pedestrian traffic, whether designated as an arterial,
collector or local roadway (see Figure 1, above).[8]
Shall have the same meaning as "street."
The surface components on any watershed which, either individually
or in any combination thereof, directly affect the rate, amount and
direction of stormwater runoff. These may include, but are not limited
to, vegetation, soils, slopes and any type of man-made landscape alterations.
The North Codorus Township Subdivision and Land Development
Ordinance, as amended.
A method of visually shielding or obscuring one abutting
or nearby structure or use from another by fencing, walls, berms,
or densely planted vegetation.
Soils or other surficial materials transported by surface
water as a product of erosion.
A barrier, dam, detention or retention basin designed to
retain sediment.
The placement, discharge or any other introduction of sediment into the waters of the commonwealth occurring from the failure to design, construct, implement or maintain control measures and control facilities in accordance with 25 Pa. Code Chapter 102 (Erosion and Sediment Pollution Control).
An area of excavated earth filled with loose stone or similar
material into which surface water is directed for infiltration into
the ground (cf. infiltration structures).
A watertight tank in which raw sewage is broken down into
solid, liquid, and gaseous phases to facilitate further treatment
and final disposal.
The definitions in the Zoning Ordinance shall apply.[9]
The definitions in the Zoning Ordinance shall apply.[10]
The maximum length of roadway along which a driver at an
access location can continuously see another vehicle approaching on
the roadway. The driver's eyes at an access location shall be 10 feet
back from the pavement edge.
The deviation of a surface from the horizontal, usually expressed
in percent, computed by dividing the vertical distance by the horizontal
distance times 100, or as a ratio of the feet vertical to a foot horizontal.
A plan prepared by a qualified professional to manage surface
runoff and control erosion through the best available farming practices
on agricultural land.
The proper placing, grading and/or covering of soil, rock
or earth to ensure their resistance to erosion, sliding, or other
movement.
Drainage runoff from the surface of the land, buildings,
paved areas, etc., resulting from precipitation or snow or ice melt.
The control of stormwater runoff on a given site.
Those controls and measures (e.g., storm sewers, berms, terraces,
bridges, dams, basins, infiltration systems, swales, watercourses
and floodplains) used to effect a stormwater management program.
See the definitions in the Township Stormwater Management
Ordinance.[11]
Street, avenue, boulevard, road, highway, freeway, parkway,
lane, or any other ways used or intended to be used primarily by vehicular
traffic, whether public or private. An "alley" is a vehicle thoroughfare
with a right-of-way width of less than 20 feet.
A line defining the edge of a street right-of-way and separating
the street from abutting property or lots. Commonly known as the "street
right-of-way line."
A street not offered for dedication or whose dedication was
not accepted by the municipality or other government entity.
A strip of land, including the entire right-of-way, that
has been dedicated for use as a means of vehicular and pedestrian
circulation by the public at large, and that is maintained by the
Township or PennDOT or their subcontractors.
Any man-made object having an ascertainable stationary location
on or in land or water, whether or not affixed to the land.
The division or redivision of a lot, tract or parcel of land
by any means into two or more lots, tracts, parcels or other divisions
of land including changes in existing lot lines for the purpose, whether
immediate or future, of lease, partition by the court for distribution
to heirs or devisees, transfer of ownership or building or lot development;
provided, however, that the subdivision by lease of land for solely
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 from the definition of a "subdivision."
See § 165-10.
Where, in the judgment of the Township Engineer, at least
90% of those improvements required as a condition for final approval
have been completed in accordance with the approved plan, so that
the project will be able to be used, occupied or operated for its
intended use.
A licensed surveyor registered by the Commonwealth of Pennsylvania
as a professional land surveyor.
A natural or man-made drainageway of parabolic, rectangular,
circular, trapezoidal or v-shaped cross-section shaped to required
dimensions and lined with non-erosive materials for safe disposal
of runoff.
A system of open jointed or perforated pipes laid in the
upper strata of the soil for absorption.
The interval of time required for water from the most remote
portion of the drainage area to reach the point in question.
A map showing the elevations of the ground by contours or
elevations.
Surface soils and subsurface soils which presumably are fertile
soils and soil material, ordinarily rich in organic matter or humus
debris.
The Township of North Codorus, York County, Pennsylvania.
The Township staff person authorized to accept and administer
applications under this chapter, and their designees. This person
may or may not be the same person as the Township Zoning Officer.
A professional engineer licensed as such in the Commonwealth
of Pennsylvania, or engineering firm duly appointed as the eThe applicationngineer
for North Codorus Township.
A parcel of land that is the subject of a development application.
A report analyzing the existing traffic system conditions
and the effects of development on the traffic system.
Land in parcels sufficiently large for future land development
which is presently agricultural, woodland, meadow, or lying fallow.
A well-maintained hedge, landscaped berm, or other vegetative
material which upon planting or installation is of sufficient density
and height to conceal from the view of adjacent properties the structures
and uses on the premises where the screening is located.
A public or private utility system designed to transmit potable
water from a common source to customers in compliance with PADEP regulations
or regulations of the Township, whichever may be more stringent.
A system for applying and distributing water from a common
source for two or more dwellings and/or other buildings within a single
neighborhood.
A system for supplying and distributing potable water to
a single dwelling or other building from a source located on the same
lot.
Any water works, water supply works, water distribution system
or part thereof designed, intended or constructed to provide or distribute
potable water.
Calculation performed by a qualified professional that projects
the amount of groundwater that will be utilized by the development.
Any channel of conveyance of surface water having defined
bed and banks, whether natural or artificial, with perennial or intermittent
flow.
Any and all rivers, streams, creeks, rivulets, impoundments,
ditches, watercourses, storm sewers, lakes, dammed water, wetlands,
ponds, springs, and all other bodies or channels of conveyance of
surface and underground waters, or parts thereof, whether natural
or artificial, within or on the boundaries of the Commonwealth of
Pennsylvania.
The entire region or area drained by a river, creek, stream
or other body of water, whether natural or artificial.
An area that meets the state and/or federal definition of
a "wetland," whichever is more inclusive.
Stands of trees averaging greater than six inches in caliper
covering an area greater than 1/4 of an acre; or a grove of more than
five adjacent trees within an area less than 1/4 acre that are greater
than 12 inches in caliper.
The definitions in the Zoning Ordinance shall apply.[12]
The North Codorus Township Zoning Ordinance, as amended.[13]
[1]
Editor's Note: Figure 1 follows the definition of "acceleration
lane," above.
[3]
Editor's Note: Figure 1 follows the definition of "acceleration
lane," above.
[6]
Editor's Note: See 53 P.S. § 10101 et seq.
[7]
Editor's Note: See 53 P.S. § 10101 et seq.
[8]
Editor's Note: Figure 1 follows the definition of "acceleration
lane," above.
