As used in this chapter, the following terms shall have the meanings indicated:
ACCEPTED ENGINEERING PRACTICEThat engineering practice which conforms to accepted principles, tests or standards of nationally recognized technical, scientific and/or engineering authorities.
ACCESS DRIVEA privately owned, constructed, and maintained vehicular access from a public or private right-of-way to off-street parking or loading spaces.
ACCESSORY USESee §
164-5, Definitions and word usage, of the Lower Salford Township Zoning Ordinance.
See §
164-5, Definitions and word usage, of the Lower Salford Township Zoning Ordinance.
The traveled way by which vehicles enter and depart parking spaces.
ALLEYA privately-owned right-of-way, on which no new dwellings, stores or other principal buildings are intended to front, serving, in most cases, as the secondary means of access to two or more properties whose principal frontage is some other street.
ANCHORING (MOBILE HOME)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.
APPLICANTA person who has filed an application for approval of subdivision, land development plans, variance, special exception, or conditional use, including his/her heirs, successors, agents and assigns. This term also includes landowner, developer, builder and/or other persons responsible for the plans and construction of buildings and/or other improvements on any parcel of land.
BASE FLOODSee definition under "floodplain-related terms."
BLOCKA unit of land bounded by streets or a combination of streets and public land, railroad rights-of-way, waterways, or any other barrier to development.
BOARD OF SUPERVISORSThe elected governing body of the Lower Salford Township; also referred to as the "Supervisors" or the "Board."
BUFFERSee §
164-5, Definitions and word usage, of the Lower Salford Township Zoning Ordinance.
Any structure, whether built conventionally or in a manner generally referred to as "mobile," "modular" or "manufactured" and having enclosed walls and roof permanently affixed to, and located on the land intended for supporting a use or occupancy.
BUILDING ENVELOPEThe 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.
CALIPERDiameter of a tree's trunk in inches, measured 12 inches above the ground. Caliper of trees is a standard measurement used in the grading of nursery stock.
CARTWAYThe improved portion of a street, highway, alley or driveway intended for vehicular use, not including the shoulders.
COMMON ELEMENTSAny part of a development used jointly by the occupants of the development, including but not limited to open space, recreation facilities, roadways, parking areas, storage buildings, landscaped areas, drainage easements, maintenance facilities, and any utilities that service more than one unit, such as sewer and water facilities.
COMMON OPEN SPACEA parcel or parcels of land or a combination of land and water within a development site designed and intended for the use or enjoyment of residents of a development, not including streets, off-street parking areas and areas set aside for public facilities; also referred to as "open space"; may be public or private. Common open space shall not be part of individual residential lots, and shall be substantially free of structures but may contain recreational facilities for park users or historic buildings as are shown in the approved development plan.
COMMUNICATIONS EQUIPMENT BUILDINGAn unmanned building or building addition containing communications equipment required for the operation of communications antennas and covering an area on the ground not greater than 250 square feet.
COMMUNICATIONS TOWERA structure other than a building, such as a monopole, a self-supporting tower or a guyed tower, designed and used to support communications antennas.
COMPREHENSIVE PLANThe current, officially adopted Comprehensive Plan for the Indian Valley Region, adopted by Lower Salford Township, and all amendments thereto, including maps, charts, and/or descriptive matter, indicating recommendations for the continuing development of the Township and including all elements required by the Pennsylvania Municipalities Planning Code.
CONSTRUCTIONThe construction, reconstruction, renovation, repair, extension, expansion, alteration or relocation of a building or structure, including the placement of mobile homes.
CONTIGUOUS PROPERTIESProperties sharing a common boundary. Properties on opposite sides of a public right-of-way shall not be considered contiguous.
CROSSWALKAn improved area for pedestrian travel across a street connecting two blocks or parking areas.
CUL-DE-SACA local street with only one outlet and having an appropriate terminus for the safe and convenient reversal of traffic.
CURBLINEThe outermost edge of a cartway, equivalent to the edge of paving where curbs are not utilized.
CUTAn 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.
DBH or dbhDiameter at breast height; a measure of trunk diameter in inches, taken at 4 1/2 feet above the ground. Dbh measurement is applied to existing trees.
DEVELOPMENTAny man-made change to improved or unimproved real estate, including but not limited to buildings or other structures, the placement of mobile homes, streets and other paving, utilities, mining, dredging, filling, grading, excavation or drilling operations and the subdivision of land.
DEVELOPMENT PLANSee Section 107, Definitions, of the Pennsylvania Municipalities Planning Code.
DISTURBED AREAAn area where vegetation has been removed and/or soil has been exposed, graded, or removed.
DRIVEWAYA private lane providing for vehicular and pedestrian access between a public or private street and a parking area within a lot or property.
DWELLING UNITOne or more rooms designed, occupied, or intended for occupancy as a separate living quarter with cooking, sleeping, and sanitary facilities for the exclusive use of a single occupant, multiple occupants, or a family maintaining a household.
EASEMENTA right-of-way or other right granted by a property owner for the use of a designated part of his/her property for public, quasi-public or private purposes, including, but not limited to, utilities, stormwater, watershed management purposes, drainageways and access.
ELEVATIONA vertical distance above or below a fixed reference level; or a flat scale drawing of the front, rear, or side of a building.
ENGINEERA professional engineer, licensed and registered as such in the Commonwealth of Pennsylvania and competent in profession as established under the Pennsylvania Engineer, Land Surveyor, and Geologist Registration Act.
EQUIVALENT RIGHT-OF-WAYA theoretical right-of-way dimension calculated from the center line of designated private internal roads, the width of which corresponds to that of public roads performing the same function.
ESCROWA deposit of cash, or other acceptable form of financial security, with the Township or escrow agent to secure the promise to perform some future act.
EXCAVATIONAny act by which natural materials are dug into, cut, quarried, uncovered, removed, displaced, relocated or bulldozed, as well as the conditions resulting therefrom.
EXISTING CONDITIONThe dominant land cover during the five-year period immediately preceding a proposed regulated activity.
FILLAny act by which natural materials are placed, pushed, dumped, pulled, transported or moved to a new location above the natural surface of the ground or on top of the stripped surface, as well as the conditions resulting therefrom.
FINANCIAL SECURITYA letter of credit, surety bond, certified check, or cash escrow provided by the applicant to secure its promises regarding required or public improvements associated with an approved subdivision or land development.
FRONTAGEThe length of the lot line abutting a street right-of-way and ordinarily regarded as the front of the lot.
GRADEThe slope of a street, parcel of land, utility lines, drainageways, etc., specified in percent and shown on plans as required herein.
GROUND COVERLow-growing plant materials planted in a manner to provide continuous plant cover of the ground surface; lawn, ivy and other low plant materials are included. Nonplant ground cover may also include bark or wood chips, gravel and stone, provided that they are maintained as a continuous pervious cover.
GUARANTEE, MAINTENANCEFinancial security which may be required from the developer by the Township after final acceptance by the Township of improvements installed by the developer. Such security may include irrevocable letter of credit, cash escrow account or surety bond with a bonding company or commonwealth or federally chartered financial institution and typically held for a time period of 18 months.
GUARANTEE, PERFORMANCEFinancial security which may be required from the developer by the Township in lieu of the requirement that certain improvements be made before the Township approves a developer's subdivision or land development plan. Such security may include irrevocable letter of credit, escrow account or surety bond with a bonding company or commonwealth or federally chartered financial institution as further specified in this chapter.
HITCHA device which is part of the frame or attached to the frame of a mobile home and connects it to a power source for the purpose of transporting the unit.
IMPACT FEEA fee imposed on a development to help finance the cost of new improvements or services. Impact fees do not include the dedication of rights-of-way or easements for such new facilities or construction of such improvements.
IMPOUNDMENTA body of water, such as a pond, confined by dam, dike, floodgate, or other barrier.
IMPROVEMENTSAny addition to, or alteration of a lot, tract, or parcel of land or any structure thereon, that requires the issuance of a permit from the Township (such as a building or grading permit) including, but not limited to, land development, construction or expansion of a building or other structure, land division, street construction, drilling, and site alteration such as embankments, dredging, grubbing, grading, landscaping, paving, parking or storage facilities, excavation, filling, stockpiling, or clearing.
IMPROVEMENTS, DEDICATEDImprovements, including but not limited to those contained in the definition of "Required or Public Improvements," that are intended for dedication to the Township, or other municipal body or authority, either in fee or in easement.
IMPROVEMENTS, REQUIRED OR PUBLICThe physical additions, installations and changes required by this chapter (Subdivision and Land Development) and/or required as a condition of preliminary, final or preliminary/final approval of a plan to render land suitable for the use proposed, including but not limited to streets, curbs, sidewalks, utilities, grading, drainage facilities, street lights, paving, line striping, signage, open space delineation, shade trees and landscaping.
INVASIVE PLANTS/NOXIOUS VEGETATIONPlants that are not native plants in a given area, grow aggressively, and spread and displace native plants. Invasive plants are generally undesirable because they are difficult and costly to control and can dominate whole habitats, making them environmentally destructive in certain situations. Lists of invasive plants are periodically updated and available from the Pennsylvania Department of Conservation and Natural Resources (https://www.dcnr.pa.gov/Conservation/WildPlants/InvasivePlant s/Pages/default.aspx).
[Added 7-7-2021 by Ord. No. 2021-07]
See § 107, Definitions, of the Pennsylvania Municipalities Planning Code.
LANDOWNERSee § 107, Definitions, of the Pennsylvania Municipalities Planning Code.
LOTA 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 Recorder of Deeds for Montgomery County.
LOT AREASee §
164-5, Definitions and word usage, of the Lower Salford Township Zoning Ordinance.
See §
164-5, Definitions and word usage, of the Lower Salford Township Zoning Ordinance.
See §
164-5, Definitions and word usage, of the Lower Salford Township Zoning Ordinance.
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. This definition does not include the commonly used wedge-shaped lots located on a cul-de-sac turnaround. Also known as "flag" or "interior" lot.
MATURE TREEAny tree eight inches or more in diameter at breast height (dbh), whether standing alone, in tree masses or in woodlands.
MOBILE HOMESee Section 107, Definitions, of the Pennsylvania Municipalities Planning Code.
MOBILE HOME LOTSee § 107, Definitions, of the Pennsylvania Municipalities Planning Code.
MOBILE HOME PARKSee § 107, Definitions, of the Pennsylvania Municipalities Planning Code.
MOBILE HOME STANDThat part of an individual lot which has been reserved and prepared for the placement of the mobile home.
MOUNTABLE CURBA low curb with an obtuse slope designed for vehicular crossing without discomfort or damage.
NATURAL FEATUREA component of a lot 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.
OPEN SPACEPublic or private lands designated for the active or passive use and enjoyment of residents of a development and/or the general public, which may incorporate natural features such as woodlands, streams, or meadows, and includes state, county or Township parks, trails, and other recreational facilities.
PARKAny area which is predominantly open space and is used principally for active or passive recreation.
PENNSYLVANIA MUNICIPALITIES PLANNING CODEThe Municipalities Planning Code, originally enacted as Act 247 of 1968, which establishes the basic authority for the exercise of municipal land controls in Pennsylvania. All subsequent amendments are included. Abbreviated as "MPC" or "Act 247", 53 P.S. § 10101 et seq.
PLANA graphic representation of a proposal for subdivision and/or land development, including necessary written notes, prepared by a licensed engineer or surveyor using accepted engineering practices.
PUBLIC HEARINGSee § 107, Definitions, of the Pennsylvania Municipalities Planning Code.
PUBLIC MEETINGSee § 107, Definitions, of the Pennsylvania Municipalities Planning Code.
REVERSE FRONTAGE LOTTINGLotting 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.
RIGHT-OF-WAYA strip of land over which are provided rights for various purposes, including vehicular access and travel, storm drainage and utilities; also see "street rights-of-way."
SEWAGE FACILITIES PLANA comprehensive plan for the provision of adequate sewage facilities which was adopted by the township and approved by the Department of Environmental Protection under the Pennsylvania Sewage Facilities Act (Act 537).
SEWER CONNECTIONThe sewer connection consists of all pipes, fittings and appurtenances from the drain outlet of the mobile home to the inlet of the corresponding sewer riser pipe.
SEWER RISER PIPEThe sewer riser pipe is that portion of the sewer lateral which extends vertically to the ground elevation and terminates at each mobile home space.
SHARED-USE PATHA designated land corridor containing an improved route designed for nonmotorized travel that provides recreational, aesthetic, alternate transportation, or education opportunities for people of all ages and abilities. Also known as a "trail," "community path" or "bike trail."
SIGHT DISTANCE, STOPPINGThe distance of unobstructed view along the center line of a street from the driver's eye height of 3.5 feet to the furthest visible point six inches above the street surface.
SIGHT TRIANGLEA triangular-shaped portion of land established at street intersections in which nothing shall be erected, placed, planted, or allowed to grow in such a manner as to limit or obstruct sight distance of motorists entering or leaving the intersection and which further meets the standards set out in §
142-33 of the Lower Salford Township Code.
Panels specifically designed for the purpose of screening the underside of a mobile home by forming an extension of the vertical exterior walls of the mobile home and covering the entire distance between the bottom of the exterior walls and the ground elevation below.
SOIL SURVEYThe Soil Survey Staff, Natural Resources Conservation Service, United States Department of Agriculture Web Soil Survey (available online at http://websoilsurvey.nrcs.usda.gov/).
SPECIMEN TREEAny tree, except undesirable trees identified in § 142-43H of the Lower Salford Township Code, 24 inches or more in diameter at breast height (dbh).
STORMWATER BASINA structure which provides for the storage and controlled release of stormwater runoff during and after a storm. Also referred to as a sediment, retention, or detention basin.
STORMWATER MANAGEMENT FACILITYAny structure, swale, basin, amended soils, landscaping or other feature, natural or man-made, that, due to its condition, design, or construction, conveys, diverts, filters, recharges, infiltrates, stores, or otherwise controls or manages stormwater runoff.
STORMWATER RUNOFFWater from rainfall or melting snow in a watershed that does not infiltrate into the ground and which flows over the ground surface.
STREET LINEThe dividing line between a lot and the right-of-way of a street.
STREET or ROADAny way which serves to access and provide for transportation between multiple properties, whether under public or private ownership, and used or intended to be use by vehicular traffic or pedestrians including street, avenue, boulevard, road, highway, freeway, parkway, lane, alley, viaduct, or other similar facilities.
STREET RIGHTS-OF-WAYRights-of-way for street purposes are defined as follows:
(1) LEGAL RIGHT-OF-WAYThe street right-of-way legally in the public domain at the time a plan is submitted.
ULTIMATE RIGHT-OF-WAYThe street right-of-way projected as necessary for adequate handling of anticipated maximum traffic volumes, according to the Ultimate Right-of-Way Map incorporated in the Lower Salford Highway Map. The ultimate right-of-way is the legal right-of-way where it has been offered for dedication and accepted by the Township.
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 the street classifications contained in this chapter.
STRUCTUREAny form or permanent arrangement of building material involving the necessity of providing proper support, bracing, tying, anchoring or other protection against the forces of the elements; also see "building" definition.
SUBDIVISIONSee § 107, Definitions, of the Pennsylvania Municipalities Planning Code.
SURVEYORA land surveyor, licensed and registered as such in the Commonwealth of Pennsylvania.
TOPSOILThe original upper layer of soil material which is usually darker and more fertile than subsoil.
TRAFFIC IMPACT STUDYA technical evaluation of the traffic impacts associated with a proposed subdivision or land development.
TRAILSee "shared-use path."
TRIPA 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.
VISUAL SCREENA barrier whose purpose is to obscure a view; generally comprised of plant materials suitable for the purpose.
WATER CONNECTIONThe water connection consists of all pipes, fittings and appurtenances from the water-riser pipe to the water inlet pipe of the distribution system within the mobile home.
WATER SURVEYAn inventory of the source, quantity, yield and use of groundwater and surface water resources for the whole Township or a portion of the Township.
WATER-RISER PIPEThe water-riser pipe is that portion of the water service pipe which extends vertically to the ground elevation and terminates at a designated point at each mobile home lot.
WATERCOURSEA place intended or used for the directed surface flow of water, including permanent and intermittent streams, brooks, creeks, channels, ditches, swales and rivers.
WETLANDThose areas that are inundated and 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. Wetland areas demonstrate hydric characteristics of soils, vegetation, and/or water table as specified by the U.S. Army Corps of Engineers and the Pennsylvania Department of Environmental Protection and 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."
YARDAn open, unoccupied space on the same lot with a building or other structure or use, open and unobstructed from the ground to the sky.
(1) FRONT YARDA yard extending the full width of the lot along the front lot line and extending in depth from the front lot line to the nearest point of any structure on the lot.
REAR YARDA yard extending the full width of the lot along the rear lot line and extending in depth from the rear lot line to the nearest point of any structure on the lot.
SIDE YARDA yard extending the full depth of the lot along a side lot line and extending in width from such side lot line to the nearest point of any structure on the lot.
YARD LINEA line which locates and delineates the minimum yard setback requirements, measured from the appropriate property lines.
ZONING OFFICERThe person or agency appointed by the township to administer and enforce the provisions of the Zoning Ordinance. The term "Zoning Officer" shall also include any duly appointed staff or assistants.