Unless otherwise expressly stated, the following
words and phrases shall be construed throughout this chapter to have
the meanings indicated below:
A.
The present tense includes all other tenses; the singular
includes the plural, and the plural includes the singular; the masculine
gender includes the feminine and neuter; the word "used" includes
the words "designed or "arranged"; the word "person" includes any
individual, estate, trust, fiduciary, partnership, association, corporation
or any other organization or entity, including the principal officers
thereof or any person or entity acting directly or indirectly by,
through or under any of the foregoing; the word "occupied" includes
the words "designed or intended to be occupied"; the word "structure"
includes "building"; the word "shall" is always mandatory; the word
"may" is always permissive; and the words "as amended," as applied
to any code, statute, ordinance, regulation, plan or map, includes
replacements, supplements or restatements thereof; and, reference
to a particular Article, section or subsection which inherently refers
to other Articles, sections or subsections includes all Articles,
section or subsections referred to.
B.
The word "city" means the City of Coatesville, Chester
County, Pennsylvania; the term "City Council" means the City Council
of Coatesville; and the term "Planning Commission" means the Planning
Commission of the city.
C.
The terms "such as" and "including" are intended to
introduce matters which are illustrative of the meaning of the sentence,
clause or phrase in which such terms appear without limiting or derogating
from the general application of the sentence, clause or phrase in
which such terms appear.
A.
ABUTTING OWNER
ACCELERATED EROSION
ACCELERATION LANE
ACCEPTABLE OUTFALL
ACCESS
ACCESSORY BUILDING
ACCESSORY STRUCTURE
ACCESSORY USE
ACCESSWAY
ADAPTIVE REUSE
ADVERSE EFFECTS
AGENT
AISLE
ALLEY
ALLEY, PRIVATE
ALTERATION
ALTERATION OF BUILDING OR STRUCTURE
ALTERNATIVES
ANTECEDENT CONDITIONS
APPLICANT
APPLICATION FORM
APPLICATION FOR SUBDIVISION AND/OR LAND DEVELOPMENT
ARCHITECT
BAY WINDOW
BEARINGS AND DISTANCES
BENEFICIAL EFFECTS
BERM
BIOLOGICAL RESOURCES
BLOCK
BUFFER AREA
BUILDABLE AREA (BUILDING ENVELOPE)
BUILDER
BUILDING
BUILDING AREA
BUILDING AND STRUCTURE HEIGHT
BUILDING COVERAGE
BUILDING LINE
BUILDING PERMIT
BUILDING SETBACK LINE; SIDE YARD BUILDING SETBACK LINE
BUILDING SETBACK LINE; REAR YARD BUILDING SETBACK LINE
BUILD-TO LINE
CALIPER
CAPPED SEWERS
CARTWAY
CATCH BASIN
CENTER LINE OF STREET OR ROAD OR ALLEY
CERTIFICATE OF OCCUPANCY
CHANNEL
CHECKLIST
CITY ENGINEER
CLEAR SIGHT DISTANCE
(1)
(2)
(3)
CLEAR SIGHT TRIANGLE
COMMON ELEMENTS
COMMON OPEN SPACE
COMMON PARKING
COMMUNITY FACILITIES
COMMUNITY SEWAGE DISPOSAL SYSTEM
COMMUNITY WATER SUPPLY SYSTEM
COMPLETE APPLICATION
COMPREHENSIVE PLAN
CONDITIONAL USE
CONDOMINIUM
(1)
(2)
CONSTRUCTION
CONTINUOUS VISUAL BUFFER
CONTOUR
CONVERSION(S)
CROSSWALK
CUL-DE-SAC
CULTURAL ENVIRONMENT
CULVERT
CURB
CUT
DATE OF FILING
DATUM
DBH (denoting "diameter at breast height")
DECELERATION LANE
DECK
DEDICATION
DEED
DEMOGRAPHIC CHARACTERISTICS
DESIGN STANDARDS
DETENTION BASIN
DEVELOPER
DEVELOPMENT
DISABLED (HANDICAPPED) ACCESS
DITCH
DIVERSION TERRACE
DRAINAGE
DRAINAGE EASEMENT
DRAINAGE FACILITY
DRAINAGE PLAN
DRAINAGEWAY
DRIVEWAY
DRIVEWAY (LANE)
DRIVEWAY, SHARED
DWELLING
DWELLING UNIT
EARTHMOVING ACTIVITY
EASEMENT
ECONOMIC AND FISCAL CHARACTERISTICS
EGRESS
END LINE
ENGINEER
ELEVATION
ENLARGEMENT
ENVIRONMENT
EXCAVATION
FENCE
FILED or DULY FILED
FILL
FLOOD
FLOOD (ONE-HUNDRED-YEAR)
FLOOD FRINGE
FLOODPLAIN
FLOODING
FLOODWAY
FLOODWAY FRINGE
FRONTAGE
GRADE
GRADE, EXISTING
GRADE, FINISHED
GRADE, PROPOSED
GRADING
GROSS ACREAGE
GROSS FLOOR AREA
GROUNDWATER RECHARGE
GUARANTY, COMPLETION
GUARANTY, MAINTENANCE
GUTTER
HEDGE
HISTORIC RESOURCE(S)
HISTORIC SITE
HYDRIC SOILS
IMPACT
IMPACT ASSESSMENT
IMPACT MITIGATION PLAN
IMPERVIOUS SURFACE
IMPOUNDMENT
IMPROVEMENT
IMPROVEMENT(S)
IMPROVEMENTS AGREEMENT
INFILTRATION STRUCTURE
INFRASTRUCTURE
INGRESS
INSTITUTIONAL USE
INTERIOR LOT
INTERIOR WALK
INVERT
LAND DEVELOPMENT
(1)
(a)
(b)
(2)
LAND DEVELOPMENT PLAN
LANDOWNER
LAND PLANNER
LANDSCAPE ARCHITECT
LANDSCAPED AREA or LANDSCAPED BUFFER
LANDSCAPING
LAND USE
LOAD-BEARING FILL
LOADING SPACE, OFF-STREET
LONG-TERM EFFECTS
LOT
LOT AREA
LOT, CORNER
LOT COVERAGE
LOT DEPTH
LOT, INTERIOR
LOT LINE
LOT LINE, FRONT
LOT WIDTH
METES AND BOUNDS
MITIGATION
MOBILE HOME
MOBILE HOME LOT
MOBILE HOME PARK
MONUMENTS and MARKERS
MULTIPLE-DWELLING BUILDINGS
MUNICIPALITIES PLANNING CODE
NATURAL ENVIRONMENT
NATURAL FEATURES
NEIGHBORHOOD BLOCK/TRADITIONAL NEIGHBORHOOD BLOCK
NET ACREAGE
NET FLOOR AREA
NOTABLE TREES
OFFICIAL MAP
OFFICIAL SEWAGE FACILITIES PLAN
ON-SITE SEWAGE DISPOSAL
ON-SITE WATER SUPPLY
PNDI SITE
PARKING LOT
PARKING SPACE
PARKS AND RECREATIONAL AREAS
PEAK DISCHARGE
PENNSYLVANIA MUNICIPALITIES PLANNING CODE (MPC)
PERMEABLE
PHYSICAL RESOURCES
PLAN
PLAN, AS-BUILT
PLAN, CONSTRUCTION IMPROVEMENT
PLAN, FINAL
PLAN, LAND DEVELOPMENT
PLAN, PRELIMINARY
PLAN, PROFILE
PLAN, RECORD
PLAN, SITE DEVELOPMENT
PLAN, SKETCH
PLANNED RESIDENTIAL DEVELOPMENT
PLANTINGS; PLANTING SCREEN
PLAT
PORCH
PRIMARY EFFECTS
PUBLIC GROUNDS
PUBLIC HEARING
PUBLIC NOTICE
PUBLIC RIGHT-OF-WAY
PUBLIC SANITARY SEWERAGE SYSTEM
PUBLIC WATER SYSTEM
RECREATION, ACTIVE
RECREATION, PASSIVE
REGULARLY SCHEDULED PUBLIC MEETING
RESTRICTION
RESTRICTIVE COVENANT
RESUBDIVISION
RETAINING WALL
RETENTION BASIN
REUSE
REVIEW
RIGHT-OF-WAY
ROAD
SANITARY SEWAGE
SANITARY SEWER
SCALE
SCREEN PLANTING
SCREENING
SECONDARY EFFECTS
SECTION
SEDIMENT
SEDIMENT BASIN
SEPTIC SYSTEM
SEPTIC TANK
SEPTIC TANK FILTER FIELD
SETBACK LINE
SEWAGE
SEWERAGE
SEWERED AREA
SHADE TREE
SHORT-TERM EFFECTS
SIDEWALK
SIGN
SILT
SINGLE-ACCESS STREET
SITE
SITE DEVELOPMENT PLAN
SOIL EROSION
SOIL EROSION AND SEDIMENTATION CONTROL PLAN
SOIL PERCOLATION TEST
SOIL SURVEY
SOLID WASTE
SPECIMEN TREE
STAGE
STEEP SLOPE(S)
STORM SEWER
STORMWATER
STORMWATER DETENTION
STORMWATER MANAGEMENT PLAN
STREAM
STREET
STREET LINE
STREET, LOCAL
STREET, LOCAL, CUL-DE-SAC
STREET, PRIVATE
STREET, SINGLE-ACCESS
STREET TREE
STRIPPING
STRUCTURAL ALTERATION
STRUCTURE
SUBDIVISION
SUBDIVISION PLAN
SUBSTANTIALLY COMPLETED
SURVEYOR
SWALE
TENURE
THROUGH LOT
TRACT
TRANSPORTATION (CIRCULATION)
TREE MASS
USE
UTILITIES
VERY STEEP SLOPE(S)
VISUAL RESOURCES
WALKWAY
WATER CONNECTION
WATERCOURSE
WATER SURVEY
WETLANDS
WETLANDS MARGIN
WOODLAND and FOREST
ZONING ORDINANCE
For the purposes of this chapter, the following words,
terms and phrases have the meanings indicated herein:
The owner of record of a lot which is contiguous at any point
to the lot in question or which is contiguous to that section of street
or alley on which the subject lot has frontage, i.e., a lot across
from the subject lot.
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 from natural processes alone.
An added roadway lane which permits integration and merging
of slower-moving vehicles into lanes of the main vehicular flow.
The point where stormwater can be released to a channel or
other body of water without causing erosion to or sedimentation of
the receiving channel or other body of water. The outlet shall include
structural and vegetative measures to assure nonerosive velocities
or rates of flow.
A way or means of approach to provide physical ingress to
and egress from a parcel, tract or other lot.
A building subordinate to the principal permitted building
on a lot and used for purposes customarily incidental to those of
such principal building.
A structure subordinate to the principal permitted building
or use on a lot.
A use conducted on the same lot as, and subordinate to, a
principal permitted use to which it is related and which is located
either within the same structure(s) or in an accessory building or
structure; a use which is clearly incidental to and customarily found
in connection with a particular principal permitted use.
A drive, driveway, aisle, private street or alley or other
pavement which connects parking areas, buildings and other structures
to a street, highway or alley.
The conversion of an existing building or structure into
some other form of permitted use.
Results contributing to a harmful or degraded condition and/or
producing an unfavorable result, such as harmful or degraded conditions
to the environment caused by adverse environmental impacts.
Any person or entity, other than the landowner or developer,
who, acting upon written authority for the landowner or developer,
files subdivision and/or land development plans with the city for
the purpose of obtaining approval thereof.
An accessway within a parking area or parking lot which provides
space for the maneuvering of vehicles.
A street typically providing secondary vehicular access to
the side or rear of the lot.
See "street, private."
Any change in the exterior or structural portions of a building;
any change to or in a building which would alter its use classification;
or any change which would substantially alter an existing sewage system,
traffic condition or other infrastructure element.
See "structural alteration."
Choices between or among two or more plans, layouts, approaches,
solutions and/or results.
Specified characteristics of the land surface (e.g., meadow)
prior to a proposed disturbance or prior to a rainfall event (e.g.,
amount of moisture in the soil); the basis for calculating increases
in runoff attributable to the disturbance or storms which must be
controlled.
A landowner or developer, who has filed a complete application
for subdivision and/or land development, including heirs, successors,
assigns and grantees. The term "applicant" may include a landowner
or developer who has filed an application for conditional use, special
exception or variance.
A form available from the City Manager (included in the Appendix
of this chapter), which is to be used to provide information to aid
in the review of a subdivision and/or land development plan and for
general administrative purposes, and which shall be signed by the
landowner.
The action taken to complete, sign and file the application
form as required by this chapter, which shall also include the filing
of the number and type of plans, documents and other submissions required
by this chapter for the review and/or approval of a preliminary or
tentative plan and thereafter a final plan, together with the necessary
fees in accordance with the prevailing application fees; and the application,
whether preliminary, tentative or final, required to be filed and
approved prior to the conveyance or other transfer of lots and/or
the commencement of construction and development, including an application
for the approval of a subdivision plan and an application for the
approval of a land development plan.
A person duly registered by the Commonwealth of Pennsylvania
to practice architecture.
A window within a building which may project beyond the building
line.
See "metes and bounds."
Results contributing to an improvement in condition and/or
producing a favorable outcome or result.
An earthen embankment which serves purposes, such as directing
the flow of surface water runoff, preventing soil erosion or supporting
plant materials to aid in screening.
Characteristics of the natural environment manifest in its
flora and fauna. The disposition of these characteristics is typically
expressed in vegetation and/or wildlife units, such as tree, woodland
or forest stands and related understory and ground cover growth; and
aquatic and terrestrial wildlife and/or their habitats.
An area bounded by streets.
The area of a lot remaining after the minimum yard and setback requirements of Chapter 224, Zoning, have been met within which a principal permitted building shall be located. Such setback requirements include yard setback and setbacks from floodway and floodplain areas, and such features as areas of very steep slope and easements. Where a "buildable area" is shown on a plan as extending into a Floodplain Conservation Overlay District or any other area which may involve a conditional use or special exception, those portions of the "buildable area" extending into any such areas shall be delineated, depicted and otherwise noted on all plans in an accurate and conspicuous manner to disclose the specific uses which may occur in such areas.
A person, who is not necessarily the owner of the land or
agent of the same, who by contract or other agreement is charged with
the construction of buildings or other structures or of making any
construction improvements on any parcel of land.
Any combination of materials to form a permanent structure
having enclosing walls and a roof, whether or not assembled on the
premises.
The aggregate of the maximum horizontal cross-section areas
of the buildings on a lot, excluding cornices, eaves, gutters or chimneys
projecting not more than 18 inches, bay windows not extending through
more than one story and not projecting more than five feet, one story
open porches projecting not more than 10 feet, steps and balconies.
A vertical distance measured between the mean level of the
ground surrounding the structure and the highest point of the roof
of the building or top of the structure.
The ratio of the aggregate building area of all buildings
on a lot to the gross acreage of that lot.
For the purpose of determining the minimum width of a lot,
in the case of a normal lot, the straight line parallel to the edge
of the right-of-way at a distance therefrom equal to the depth of
the front yard required for the district in which the lot is located
and, in the case of an interior lot not fronting on a public street
for its full width, a line preferably parallel to the property line
nearest and at right angles to the access right-of-way and at a distance
from that property line equal to the depth of the front yard required
for the district in which the lot is located.
A document issued by the city granting permission for the
construction, repair, alteration of or addition to a structure.
The line normally perpendicular to the front yard street right-of-way line and equal to the minimum depth of the side yard designated for each district in Chapter 224, Zoning.
The line normally parallel to the front yard street right-of-way line and equal to the minimum depth of the rear yard designated for each district in Chapter 224, Zoning.
The line on which dwellings shall be placed in accordance with Chapter 224, Zoning, measured from the right-of-way line.
The diameter of a tree trunk measured at a point four and
one-half (4 1/2) feet from the ground surface at the center of
the base of the tree for all existing trees greater than 12 inches
in diameter; and at a point six inches from the ground surface at
the center of the base of the tree for all street trees or shade trees
to be planted in accordance with the requirements of this chapter.
Sanitary sewage facilities which are installed and capped
where existing sanitary sewer facilities are not accessible and available
but are proposed in the Official Sewage Facilities Plan of the city.
Such facilities shall include sanitary sewers, force mains, pumping
stations and all other appurtenances necessary to serve the entire
subdivision and/or land development.
That street or alley within which vehicles are permitted,
including travel lanes but not including shoulders, curbs, gutters,
sidewalks or drainage swales.
An inlet which has a sump below the pipe to collect debris
and is designed to intercept and redirect surface waters.
A line equidistant from and parallel to the street, right-of-way
or property lines on each side of the street or road or alley.
A statement signed by the Code Enforcement Officer setting forth that a building, structure or use legally complies with Chapter 224, Zoning, and other applicable codes and regulations and that the same may be used for the purposes stated therein.
An area which conveys the normal continuous or intermittent
flow of water.
Forms available from the City Manager (included in the Appendix
of this chapter) which are to be used to provide information relative
to the completeness of the subdivision and/or land development plan
submission.
A professional engineer (P.E.) licensed as such in the Commonwealth
of Pennsylvania, duly appointed as the engineer for the city or a
firm of such engineers employed by the city or retained as a consultant
thereto.
For local streets and alleys: the longest line
of unobstructed vision along a street cartway from a point three and
one-half (3 1/2) feet above the center line of the street to
the top of an object six inches high on the same center line (object
sight distance).
For all other streets and alleys: the longest
line of unobstructed vision along a street cartway from a point three
and one-half (3 1/2) feet above the center line to an object
four and one-quarter (4 1/4) inches above the pavement (vehicle
sight distance).
AASHTO's A Policy on Geometric Design of Highways
and Streets, latest edition, shall govern all sight distance situations,
unless the city requires more stringent control to improve known or
potentially hazardous conditions.
An area of unobstructed vision at street intersections defined
by lines of sight between points at a given distance from the intersection
of street center lines.
Any 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 and maintenance
facilities.
A parcel or parcels of land or an area of water 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.
Any parking area used by three or more dwelling units and
having space for six or more motor vehicles.
The services which provide for various community health,
education, safety, leisure and like needs and the locations at which
these services are provided. Typical "community facilities" include
schools, parks and recreation areas, libraries, hospitals and other
health-care facilities, fire protection, police, ambulance and rescue
service and postal services.
Any system, whether publicly or privately owned, for the
collection of sewage of a liquid nature from two or more lots and
the treatment and/or disposal of the sewage on one or more of the
lots or at any other site for final disposal in whole or in part into
the soil.
An individual well or series thereof serving more than one
lot or more than one building which, along with its appurtenant facilities,
is administered and maintained by such private organizations as a
homeowners' association, community association or other like organization
or agency and in compliance with the prevailing federal, state and
county regulations, as well as those of any entity which may have
a permitted franchise within the city.
Constitutes the requisite number of plans, all supplementary
information, data and documents, together with a completed and signed
application form provided by the city and the appropriate filing fee
as required by this chapter.
The City of Coatesville Comprehensive Plan, as may be amended
from time to time, including maps, tables and text, which constitutes
a policy guide for decisions regarding land use, circulation, community
facilities and utilities within the city.
A use which may not be appropriate to a particular zoning
district as a whole but which may be suitable in certain locations
within the district only when express standards and criteria are met
by the applicant, who shall have the burden of proving that the standards
and criteria can be satisfied. "Conditional uses" are approved or
denied by the City Council after recommendations by the Planning Commission.
Any dwelling unit, regardless of dwelling type, which has
all of the following characteristics:
The unit (the interior and associated exterior
areas designated for private use in the development plan) is owned
by the occupant.
All or a portion of the exterior open space
and any community interior spaces are owned and maintained in accordance
with the Pennsylvania Uniform Condominium Act of 1980, as amended,[1] and in accordance with the provisions of open space, streets or other development features in Chapter 224, Zoning, and this chapter.
Any disturbance of the land or the erection of structures
thereon, including the cutting of trees or clearing of brush; provided,
however, that staking or the clearing for survey lines or performing
engineering or other scientific tests to obtain data shall not be
deemed as construction.
A visually impenetrable screen created through the effective
use of plant materials, fencing, walls and/or earthen berms.
An invisible line on the surface of the earth along which
all points are at the same elevation above sea level. Such lines are
represented on maps relative to data furnished by such agencies as
the United States Geological Survey (USGS) or other organizations
duly certified to produce such information.
The change of a use of a building or structure or the intensity
or density of the use, building or structure.
A right-of-way or easement for pedestrian travel across or
within a block.
A single-access street intersecting a through street at one
end and terminating in a permanent vehicular turnaround at the other
end.
A representation of man's influence on land and/or water
through the use, organization, adornment and maintenance of property
and structures.
A structure designed to convey water under a street, alley,
sidewalk or other pedestrian walk.
A stone or concrete boundary marking the edge of the cartway
or paved area.
A portion of land or other area from which earth has been
removed or will be removed by excavation or the depth below the original
ground surface or excavated surface.
The date on which a complete application for subdivision
and/or land development has been submitted to the City Manager and
accepted by the city.
A reference point from which elevations are measured. The
standard "datum" is sea level as established by the United States
Geological Survey (USGS).
The measurement of a tree at a point four and one-half (4 1/2)
feet above the average grade at the base of a tree.
An added roadway lane that permits vehicles to slow down
and leave the main vehicular flow.
A structure, typically made of wood, which serves as an outdoor
patio-like space in the rear or on the side of a building.
A gift or other donation of property by the owner thereof
to the city or other entity.
A legal document conveying an estate or other right, title
or interest in property.
Characteristics related to the distribution, density and
vital statistics of populations.
Standards appearing in Article VIII.
A structure designed, built and used to retard surface water
runoff for a period of time sufficient to cause the deposition of
sediment and to reduce the rate of runoff leaving a site to the predevelopment
rate.
Any landowner, equitable owner, authorized agent of such
landowner or tenant with permission of such landowner who makes or
causes to be made a subdivision of land or a land development.
The construction, reconstruction, conversion, structural
alteration, relocation or enlargement of any structure; any mining,
excavation, landfill or land disturbance; or any use or extension
of the use of land.
Access provided in the form of a ramp, curb cut or other
gradually sloped surface to accommodate pedestrian travel, in accordance
with the prevailing regulations of the Americans with Disabilities
Act (ADA).
A small drainage channel.
Channel or ditch and a ridge constructed across a sloping
land surface on the contour or with predetermined grades to intercept
and divert surface runoff before it gains sufficient volume and velocity
to create harmful erosion.
A system for conveying stormwater runoff, surface water or
groundwater from the land by facilities or structures which serve
to control or otherwise manage runoff and minimize sedimentation and
soil erosion during and after construction or development.
A right-of-way granted to use private land to facilitate
the flow of water as deemed necessary by the city within which the
owner shall erect no permanent structures but may use the land in
any other way not inconsistent with the grantee's rights.
Any trench, ditch, swale, gutter, pipe, culvert, storm sewer
or other similar depression or structure designed, intended or constructed
for the purpose of controlling stormwater runoff within a subdivision
or conveying stormwater runoff or groundwater within and away from
a subdivision, land development area or contiguous areas.
A plan which depicts existing and proposed drainage as required
by this chapter.
Any watercourse or trench, ditch, swale, gutter, piped flow
or other similar depression or structure in which water flows in a
definite direction either continuously or intermittently and has a
definite channel, bed and banks and includes any area adjacent thereto
subject to inundation by reason of overflow.
A gravel or paved surface on a lot which provides access
for vehicles to a parking space, garage, dwelling or other structure
from a street or alley.
A private means of vehicle access from a public or private street or alley to a single lot; provided, however, that two contiguous lots may share a common "driveway" where the applicable requirements of this chapter and Chapter 224, Zoning, are complied with on each lot.
A commonly shared or used gravel or paved way on a lot, which
provides access for vehicles to a maximum of two dwellings or other
structures from a street or alley.
A building designed for and occupied exclusively for residential
purposes, including a mobile home.
A residential building or portion thereof, forming a single
habitable unit with facilities which are used or intended to be used
for living, sleeping, cooking and eating by one family.
Land disturbance activity resulting in the movement of earth
or stripping of vegetative cover from the earth.
A right, privilege or other interest granted or reserved
for the use of land for a particular purpose; the land to which such
right or privilege pertains.
Characteristics related to the expenditures and revenues
in conjunction with the management of income of a household, private
business, community, association and/or government.
An exit.
The line which represents the termination area of a shared
driveway.
A person duly registered by the Commonwealth of Pennsylvania
to practice professional engineering.
A vertical distance above or below a fixed reference level
or a scale drawing of the front, rear or side of a building.
An addition to the floor area of an existing building, an
increase in size of another existing structure or an increase in that
portion of a tract of land occupied by an existing use.
The conditions, resources and/or characteristics which exist
within and surround the area to be affected by a proposed subdivision
and/or land development, including natural elements, such as land,
water, air, minerals, natural flora and natural fauna; and man-made
components, such as objects of historic or aesthetic significance
infrastructure, and man-related attributes of a social and economic
nature.
Removal or recovery by any means whatsoever of soil, rock,
minerals, mineral substances or organic substances other than vegetation
from water or land or beneath the surface thereof, whether exposed
or submerged.
A structure typically placed on or near property lines to
define the edge of a yard and/or to contain a use and/or to visually
screen a use.
The complete submission of a preliminary or final plan with
the proper forms, plans, documents and other submissions and fees
as required by this chapter, according to the timetable set forth
herein.
Material, such as sand, gravel, earth and other suitable
and approved composition, or any act by which earth, sand, gravel,
rock or any other material is placed, pushed, dumped, pulled, transported
or moved to a new location above the natural surface of the ground
or on top of a stripped or otherwise cut surface.
The general and temporary inundation or partial and complete
inundation of normally dry land areas from the overflow of streams,
rivers, watercourses or other inland water from any source.
A flood that, on the average, is likely to occur once every
100 years (i.e., that has a one-percent chance of occurring each year,
although the flood may occur in any year).
That portion of the floodplain outside the floodway.
A relatively flat or low land area, adjoining a creek, stream or other watercourse, which is subject to partial or complete inundation; an area subject to the unusual and rapid accumulation or runoff of surface waters from any source. The "floodplain" shall include, but is not limited to, the area of the Floodplain Conservation Overlay District as per Chapter 224, Zoning.
A general or temporary condition of partial or complete inundation
of areas from the overflow of inland waters and/or the unusual and
rapid accumulation of water on or under the ground.
The designated area of a floodplain required to carry and
discharge floodwaters of a given magnitude. For the purposes of this
chapter, the "floodway" shall be capable of accommodating a flood
of the one-hundred-year magnitude.
The area as described in Chapter 224, Zoning, and delineated on the Floodplain Conservation Overlay District Map.
The length of any one property line of a lot, which property
line abuts a street line, ordinarily regarded as the front of the
lot. For the purposes of determining yard requirements on corner lots,
all sides of a lot adjacent to streets shall be considered front lot
lines and subject to the applicable yard requirements.
The slope of a street, road or other installation expressed
as a percent or the elevation of existing, finished or proposed conditions
as hereinafter defined.
The elevation, relative to a given datum, of the ground surface
prior to any excavation, cut or fill.
The elevation, relative to a given datum, of the ground surface
after completion of any excavation, cut or fill.
The elevation, relative to a given datum, of the ground surface
proposed to be achieved by excavation, cut or fill.
The changing of the surface of the ground by cutting, filling
or excavation, including land in its cut or filled condition.
The acreage of a lot within the title lines.
The sum of the gross horizontal areas of all floors of a
building measured from the exterior face of exterior walls or from
the center line of a common wall separating two buildings, but not
including interior parking spaces, loading spaces for motor vehicles
or any space where the floor-to-ceiling height is less than six feet.
Replenishment of geologic structures and rock or soil interstices
which have the capacity to store water or permit the transfer of water
to a geologic storage area.
The financial security that may be accepted by the city as
a guaranty that improvements required as part of an application for
subdivision and/or land development are completed to the satisfaction
of the city.
The financial security that may be accepted by the city as
a guaranty 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
guaranty.
That portion within a street right-of-way, outside the cartway,
designed for surface drainage, whether paved or otherwise.
An alignment of plant material typically used to define a
yard and/or contain a use and/or to screen a use. Typical "hedges"
in Coatesville are privet "hedges."
All structures and uses which are designated as Class I, II or III in accordance with Chapter 224, Zoning.
Buildings, structures and areas which are on the National
Register of Historic Places or on the State Inventory of Historic
Places and are valued due to their significance as example and/or
locations of events, customs, skills and/or arts of the past, including
those having a present significance.
A soil that formed under saturated conditions. See the Appendix
for list of hydric soils in the city.
The power of an event to produce changes in a condition.
In the context of "impact" exerted on the environment, changes which
affect the existing conditions and/or quality are of greatest concern.
A report prepared in accordance with § 197-77 herein, which describes the adverse impacts which could be exerted by a proposed subdivision or land development and the mitigation measures to be employed to reduce or lessen the potential adverse impacts.
A plan which depicts measures to mitigate adverse impacts
described in an impact assessment report, such as traffic controls,
landscaping (screening or buffering), the use of retaining walls to
save trees, the use of stormwater management techniques to control
flooding and the like.
A surface which has materials that do not normally absorb
rainfall or surface water, such as buildings, paved parking areas,
paved walks and similar surfaces.
A body of water, such as a pond or detention or retention
basin, confined by a headwall, dike, floodgate or other barrier, in
the nature of a dam.
The act of creating improvements.
Physical additions and changes to land, such as grading,
paving, curbing, fire hydrants, water mains, sanitary sewers, capped
sewers, storm sewers, storm drains, catch basins, culverts, sidewalks,
monuments, crosswalks, bridges, earthworks, streetlights, wells, on-site
sewage disposal systems, street trees and other plantings and other
structures, that may be necessary to produce usable and desirable
land development.
A list of improvements approved by the city which the landowner
or developer agrees to install as a prerequisite to final plan approval.
A structure designed to direct the flow of rain into storage
in geologic structures, e.g., French drains, seepage beds, seepage
trenches and the like.
The basic installations and facilities on which the continuance
and growth of a community depend, such as roads, schools, electrical
transmission facilities, transportation and communication systems.
An entrance.
A public or quasi-public use, such as a school, church, museum
or other similar nonprofit entity.
See "lot, interior."
A right-of-way for pedestrian travel across or within a block,
having a minimum width of 10 feet.
The lowest visible surface of a drainage conduit or channel.
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.
A sketch, preliminary or final plan, submitted in compliance
with the requirements of this Subdivision and Land Development Chapter,
showing the provision for development of a tract of land. See also,
"subdivision plan."
The record holder of legal title to land; the rightful holder
of an option or contract to purchase (whether or not such option or
contract is subject to any condition); a lessee if he or she is authorized
expressly under the lease to exercise the rights of the owner; or
other person having a proprietary interest of the land which is the
subject of an application for subdivision and/or land development.
A design professional who is recognized as a certified planner
by the American Institute of Certified Planners, an Institute of the
American Planning Association.
A design professional duly registered by the Commonwealth
of Pennsylvania to practice landscape architecture.
That portion of a tract or lot in which plantings have been installed in accordance with the landscaping requirements of Article VIII. The "landscaped area" includes the buffer planting strip, as well as plantings which serve a functional and/or aesthetic purpose when located around and between buildings, roads, parking areas, sidewalks, walkways, sitting areas, service or maintenance structures, courtyards and the like.
The installations which result from the implementation of a landscape plan and the landscaping requirements of § 197-50, including such assets as trees, shrubs, paving, fences, walls, hedges, berms and the like.
The use to which land is used, arranged and the like typically
expressed in terms of the type of activity or development which exists,
such as agricultural, residential, municipal and the like, whether
such use is principal or accessory.
Any facility, earthwork or fill placed in a controlled manner
and compacted to support structural foundations and the buildings
and other structures thereon, vehicular traffic or improvements in
accordance with the highest standards of professional engineering.
A space, accessible from a street or way, in a building or
on a lot, for the temporary use of vehicles while loading or unloading
merchandise or materials.
Results which are manifest for or extending over a long period
of time.
A contiguous area of land held or to be held in one ownership
separately described by metes and bounds and not divided by a street,
not including any land within the limits of a street right-of-way
upon which said lot abuts, even if such right-of-way is maintained
by the owner of the lot; a designated parcel, tract or area of land
established by a plat or otherwise as permitted by law and recorded
in the Office of the Recorder of Deeds of Chester County by deed description.
The area enclosed by the property lines of a lot as herein
defined exclusive of the rights-of-way of dedicated streets, fire
lanes, rights-of-way or easements proposed for dedication or public
utility easements other than those directly servicing the lot; provided,
however, that the area of land comprised by any additional road rights-of-way
which the City Council may require shall not be subtracted when computing
a minimum lot area.
A lot or parcel of land abutting upon two or more streets,
including shared driveways, or upon two parts of the same street,
including shared driveways, forming an interior angle of less than
135º.
The ratio of the total building area, plus any impervious
surfaces and pervious surfaces used for parking, to the gross acreage
of the lot.
The distance along a straight line drawn from the midpoint
of the front lot line to the midpoint of the rear lot line. In the
case of the corner lot, the "lot depth" shall be achieved along the
longest dimension of the lot.
A lot which does not adjoin a street but is connected thereto
by an access strip of the required minimum width. Minimum lot area
and other dimensional requirements shall be those of the applicable
zoning district and shall be met on that portion of the lot exclusive
of the access strip.
A legally recorded property boundary line. In the case of
any lot abutting a street, the "lot line" for the portion of the lot
abutting 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.
The line separating the lot from the street right-of-way.
For interior lots, the "lot line, front," is the line generally parallel
to the street right-of-way at the nearest point to the right-of-way
where the lot attains substantially the minimum required lot width.
The distance measured between the side lot lines at the required
building setback line. When there is only one side lot line, as in
the case of two-family or single-family attached dwellings, the "lot
width" shall be measured between the side lot line and the center
line of the party wall of the end dwelling unit. In the case of a
corner lot, the "lot width" shall be measured between the side lot
line and the front lot line opposite.
A method of describing the boundaries of land by directions
or bearings and distances from a known point of reference, including
the content of the land and each lot in square feet and acres and
fractions thereof.
The act of precluding a potentially adverse effect and/or
making a potentially adverse effect less severe through measures which
will improve a condition and/ or lessen the impact.
A transportable, single-family dwelling intended for permanent
occupancy, contained in one unit or in two or more units designed
to be joined into one integral unit capable of again being separated
for repeated towing, which arrives at a site complete and ready for
occupancy except for minor and incidental unpacking and assembly operations,
and constructed so that it may be used without a permanent foundation.
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 parcel or contiguous parcels of land which has been so
designated and improved that it contains two or more mobile home lots
for the placement thereon of mobile homes.
Structures which mark and identify lot lines and street lines or corners of lots and streets in accordance with Article VIII.
A building providing separate living quarters for three or
more families.
See Pennsylvania Municipalities Planning Code (MPC).[2]
A composition of land, water and/or air represented by its
inherent physical and biological resources.
Physical and biological resources manifest in land or water,
such as wetlands, springs, ponds, streams, soils, rock, slopes, trees
and other vegetation.
A section of the City of Coatesville as delineated on the
Coatesville Historic District Map in Appendix C of this chapter, that
has the pattern and form which is typical to the city, including buildings
placed at a build-to line, front porches (which are unenclosed) and
a small front yard which is landscaped.
The acreage of a lot, excluding any area within existing
or designated future road rights-of-way, existing utility rights-of-way
and access strips for interior lots, or other areas as defined under
"lot area."
The total of all floor areas of a building, excluding stairwells
and elevator shafts, equipment rooms, interior vehicular parking or
loading and all floors below the first or ground floor, except when
used or intended to be used for human habitation or service to the
public.
Trees of twelve-inch caliper or greater which are within
a woodland or forest area or are freestanding.
The plan adopted by the city and approved by the Pennsylvania
Department of Environmental Resources, which sets forth recommendations
for the provision of adequate sewage systems in the city in accordance
with the Pennsylvania Sewage Facilities Act, Act 537.[4]
A single system of piping, septic tanks or other facilities
serving a single lot, collecting and disposing of sewage into the
soil on the lot where such system is used through septic tank filter
fields and in compliance with the prevailing federal, state, county
and municipal regulations.
An individual well on the lot where the well services one
lot and/or water supply on a lot occupied or to be occupied serving
a permitted building and in compliance with the prevailing federal,
state and county regulations.
A site listed on the Pennsylvania Natural Diversity Inventory (PNDI) , due to its biological resource value, the regulations for which are addressed under § 197-51. PNDI is a comprehensive computerized inventory of Pennsylvania's most significant natural areas. The database, which is maintained by the Department of Environment Protection, contains the status and location of plants, animals, geological landmarks, natural communities and other natural features considered exemplary, unique, rare or endangered in the state.[5]
A paved area for five or more motor vehicles which serves
as a temporary location for the vehicles when not in use/transit.
A reasonably level space, available for the temporary parking of one motor vehicle, exclusive of passageways, driveways or other means of circulation or access. A "parking space" shall include either covered garage spaces or uncovered parking lot space. The size of "parking spaces" shall be as required in Article VIII.
Open spaces which are used for leisure pursuits in the form
of a playground, playfield, tot-lot, fitness trail, pathway or like
amenity.
The maximum rate of flow of water at a given point and time
resulting from a predetermined storm.
Pennsylvania Act 247 of 1968 (P.L.805), as amended 6-23-1982
(P.L. 613, 173) and further amended by Act 170 of 1988, also cited
as 53 P.S. § 10101 et seq., or any subsequent act of the
Commonwealth of Pennsylvania which replaces, supplements or repeals
any or all of the provisions of Act 247.
Porous and/or pervious to water or other liquids.
Characteristics of the natural environment manifest in its
landforms, soils, geological structure of surface and/or man-made
impoundments, watercourses, groundwater and the like. The disposition
of these characteristics is typically expressed in physiographic,
topographic and/or hydrologic units, such as rock formations, slopes,
elevations, soil types, watersheds, surface water types, wetlands,
floodplains, aquifers or aquifer recharge areas and the like.
A draft, diagram or drawing or set thereof showing the present and proposed physical features of and improvement to land and the proposed development thereto; see also Article III for classification and procedures for "plans." The term "plan" includes profiles, cross-sections and the like.
A plan prepared by a surveyor or engineer, showing dimensions
and locations of all improvements as actually constructed.
A plan prepared by a registered professional engineer or
registered landscape architect, showing the construction details of
streets, sewers, drainage, bridges and other required improvements.
See "land development plan."
A subdivision and/or land development plan filed as a basis for consideration and approval prior to preparation of a final plan depicting all features required in Articles V and VII, including an improvements construction plan, conservation plan and all other plans, documents and submissions required therein.
A plan prepared by an engineer, architect or landscape architect,
showing the vertical section of the existing grade and proposed grade
along the center line of any proposed street and any street appurtenances
to be constructed or installed, which must include cross-sections
of the street and other improvements construction.
A final plan prepared for recording by an engineer or surveyor,
showing the ultimate width of streets or alleys, the lot lines, easements,
existing structures, streams, floodplains, building setback lines
and the original required endorsements of the city and any other relevant
information pertaining to a subdivision and/or land development as
required by this chapter.
See "site development plan."
A schematic plan indicating topographic, vegetative and other
salient existing features of a tract and its surroundings and the
general layout of the proposed subdivision and/or land development
in sufficient detail to allow for disclosure of all significant review
matters prior to the filing of a preliminary plan for a proposed subdivision
and/or land development.
An area of land, controlled by a landowner, to be developed as a single entity for a number of dwelling units or combination of residential and nonresidential uses, the development plan for which does not correspond in lot size, bulk, type of dwelling or use, density, or intensity, lot coverage and required open space to the regulations established in any one district created, from time to time, under the provisions of Chapter 224, Zoning.
Trees, shrubs and ground covers which are installed and maintained in accordance with a landscaping plan as set forth in Article VIII.
A map representing a tract of land, showing the boundaries
and location of individual properties and streets. A map or plan of
a subdivision or land development, whether preliminary or final.
An accessory structure attached to a building, typically
on the front or side and typically unenclosed but with a roof, which
provides cover and shade, as well as a change in the scale of a building
to serve as a better transition for the height of the building relative
to the front yard, sidewalk and streetscape.
Results of a direct nature which have a principal influence
on a particular condition or state.
Includes the following: parks, playgrounds, trails, paths
and other recreational areas and public areas; sites for schools,
sewage treatment, refuse disposal and other publicly operated facilities;
and publicly owned or operated historic sites.
A formal meeting held pursuant to public notice by the City
Council or Planning Commission, intended to inform and obtain public
comment, prior to taking action in accordance with the provisions
of this chapter.
Notice published once each week for two successive weeks
in a newspaper of general circulation in the city. Such notice shall
state the time and place of the hearing and the particular nature
of the matter to be considered at the hearing. The first publication
shall be not more than 30 days and the second publication shall not
be less than seven days from the date of the hearing.
Any street, avenue, boulevard, highway, sidewalk, alley or
similar place which is owned or controlled by a governmental entity.
Any system, other than an on-lot sewage disposal system,
which is administered and operated by a governmental agency, authority
or commission for the collection, conveyance, treatment and disposal
of wastes from customers, in compliance with prevailing federal, state
and municipal regulations.
Any system for water distribution and water supply, other
than an on-lot water supply system, which is owned, administered and
operated by an organization which is regulated by a governmental agency,
authority or commission.
Outdoor recreation activities which are intensive in nature,
both in terms of participation and in use of the land or facility
where such activity takes place. "Active recreation" usually involves
a group or groups of participants and requires some knowledge or skill
for adequate participation.
Outdoor recreation activities for individuals or small groups
which are usually performed in a natural setting with minimal site
preparation and facilities.
A meeting of the Planning Commission which is open to the
public and is advertised, during which various items of business are
reviewed and discussed at regular, scheduled intervals throughout
the year.
A limitation on property which may be created in a deed;
lease; mortgage; through certain zoning, subdivision or other city
codes, ordinances, regulations, plans or maps; or conditions of approval
of an application for subdivision and/or land development.
A restriction on the use and enjoyment of land usually set
forth in the deed.
The further division of lots or the relocation of lot lines
of any lot or lots within a subdivision previously made and approved
or recorded or the alteration of any streets or alleys or the establishment
of any new streets or alleys within any such subdivision. "Resubdivision"
does not include conveyances made so as to combine entire existing
lots by deed or other instrument.
A wall which retains soil or land and serves as a grade transition.
A reservoir, formed from soil or other material, which is
designed to retain permanently a certain amount of stormwater from
a catchment area and which also may be designed to detain temporarily
additional stormwater runoff from the catchment area. "Retention basins"
also may receive freshwater from year-round streams. "Retention basins"
always contain water and thus may be considered man-made ponds.
A use for an existing building or parcel or lot of land other
than the use for which it was originally intended or made.
An examination of the sketch, preliminary and/or final plan
by the City Planning Commission, City Engineer, other city officials,
representatives and bodies and the City Council to determine compliance
with this chapter and its regulations, design standards and all other
city ordinances, codes, regulations, plans or maps.
A strip of land granted or reserved for public or private
use.
A type of street and has the same meaning as such.
Any liquid waste containing animal or vegetable matter in
suspension or solution or the water-carried waste resulting from the
discharge of water closets, laundry tubs, washing machines, sinks,
dishwashers or any other source of water-carried waste of human origin.
A pipe that conveys sanitary sewage.
The relationship between distances on a map and the actual
ground distances.
The plantings which are used in a buffer planting strip or
other landscaping arrangement to create a continuous visual buffer.
The use of plant materials, fencing, walls and/or earthen
berms, or combinations thereof, to aid in the concealment of such
features as parking areas and vehicles within them and to provide
privacy between two or more different land uses or activities; a visual
and/or sound buffer or other barrier.
Results of an indirect nature which have an influence on
a particular condition or state derived from a primary effect.
An area or tract which is part of a proposed planned residential
development which will be developed according to a timetable for development
over a period of years included by the applicant in the development
plan.
Solid material, both mineral and organic, that is in suspension,
is being transported or has been moved from its site of origin by
water.
A retention or detention basin located and designed to retain
rock, sand, gravel, silt and other stormwater transported material
through trapping, screening, settling, etc.
An underground system with a septic tank and filter field
used for the decomposition of domestic wastes and its safe disposal.
A watertight receptacle that receives the discharge of sewage
from a building, sewer or part thereof and is designed and constructed
so as to permit settling of solids from this liquid, digestion of
the organic matter and discharge of the liquid portion into a disposal
area.
A system of open jointed pipes intended to distribute septic
tank effluent into the ground for absorption and evaporation.
That line that is the required minimum distance from the
ultimate right-of-way of a street line or any other lot line that
establishes the area within which any permitted use must be erected
or placed. (See "building setback line.")
The total of organic waste and wastewater generated by residential,
industrial, commercial, institutional or other establishments.
All effluent carried by sewers, whether it is sanitary sewage,
residential, commercial or industrial wastes or stormwater runoff,
or the entire system of sewage collection, conveyance, treatment and
disposal.
That portion of the city designated in the Official Sewage
Facilities Plan in which there is or may be constructed a public sewer
system.
A woody plant, usually deciduous, which normally grows with
one main trunk and has a canopy which screens and filters the sun
in the summer and winter, respectively.
Results which occur immediately or within a short period
of time, such as a week.
A paved, surfaced or leveled area, paralleling and separated
from the cartway of the street or alley, used as a pedestrian walkway.
A visual communication that is used for the purpose of bringing
the subject thereof to the attention of others. "Signs" include letters,
numbers, symbols, trademarks, illustrations or designs as they may
appear on signs, billboards, banners, storefronts, marquees, canopies
and other stationary locations on or off the premises of the activity
to which the message pertains.
Finely divided particles of soil or rock, often carried in
cloudy suspension in water and eventually deposited as sediment.
See "street, single-access."
A tract or parcel of land or combination of contiguous lots
on a tract which form an area for a development project.
A plan illustrating the proposed development of a property.
The detachment and movement of soil or rock fragments or
the wearing away of the land surface by water, wind and ice.
A plan and related narrative report required in accordance with Article VIII.
A field test in accordance with criteria of the Pennsylvania
Department of Environmental Protection and the Sewage Enforcement
Officer conducted to determine the suitability of the soil for on-site
sewage disposal facilities and infiltration structures by measuring
the absorptive capacity of the soil at a given location and depth.[6]
A report entitled, Soil Survey, Chester and Delaware Counties,
Pennsylvania, published May 1963 by the United States Department of
Agriculture, Soil Conservation Service, and updated from time to time.
Garbage, refuse or other discarded materials, including,
but not limited to, nonliquid waste materials resulting from industrial,
commercial, institutional, agricultural and residential activities.
A shade tree or street tree.
A section or sections of which an applicant proposes to commence
development at the same time, as part of a timetable for development
of any development over a period of years.
Those areas of land which are characterized by a change in elevation of 15% or more but not exceeding 25% over the specified distance or contour as specified in Article VIII.
A sewer that carries stormwater, surface water and groundwater
drainage but excludes sewage and residential, commercial and industrial
wastes.
Water which surfaces, flows or collects during and subsequent
to rain or snowfall.
Any storm drainage technique that retards or detains runoff,
in rate, volume or otherwise, such as a detention or retention basin,
parking lot storage, rooftop storage, porous pavement, dry wells or
any combination thereof.
A plan for controlling surface water runoff so that it will
preclude erosion or flooding and/or the adverse effects of impervious
areas on surface water runoff as required by the city codes, ordinances,
regulations, plans and maps.
Any perennial current or flow of water, especially one running
along the surface of the earth.
A public or privately owned right-of-way abutting and furnishing
access to more than one lot and serving primarily as a means of motor
vehicle travel; also used to provide space for installation of improvements,
such as sewers, other utilities, street trees and sidewalks.
The dividing line between a lot and the outside boundary
or right-of-way line of a street, alley or highway legally open or
officially platted or between a lot and a privately owned street or
alley.
A street intended to serve a principal role in collecting
traffic from and between residential neighborhoods and other areas
within the city.
See "cul-de-sac."
A street not offered or required to be offered for dedication
or a street not duly accepted by the City Council as a public street
but nevertheless designed to public street standards.
A street which is either a cul-de-sac or a dead-end or a
stub street.
A shade tree within a street right-of-way in accordance with Article VIII. "Street trees" recommended for use within the city are listed in the Appendix of this chapter.
Cutting or any other activity which removes the vegetative
surface cover, such as tree removal, clearing, grubbing and removal
of topsoil.
Any change in or addition to the supporting or structural
members of a structure, such as the bearing walls, partitions, columns,
beams or girders, or any change which could convert an existing structure
into a different structure or adapt the structure to a different use.
Any man-made object or improvement having an ascertainable
stationary location on land or in the 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, conveyance or other 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 of any residential dwelling, shall be exempted.
A sketch, preliminary or final plan, submitted in compliance
with this chapter showing the provision for the subdivision of a tract
of land. See also "land development plan."
Where, in the judgment of the City Engineer, at least 90% of those improvements required as a condition of final plan 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 us. (Ninety percent shall be determined based on the cost of the required improvements for which financial security is posted pursuant to Article IX.)
A person duly registered by the Commonwealth of Pennsylvania
to practice surveying.
An elongated depression in the ground which collects and
channels surface water runoff.
The form of occupancy of a unit, i.e., fee simple sale, rental,
condominium, cooperative, etc.
A lot that abuts a street on two sides, which are opposite
or not adjacent.
An area, lot, parcel, site or property which is the subject
of a subdivision and/or land development application.
A system for the movement of people or goods, including conveyers,
such as streets or alleys, and highways; accessory facilities, such
as parking facilities and driveways; and attributes of conveyance,
such as traffic volumes, trip generation and traffic controls.
A natural contiguous grouping of trees.
The specific purpose for which land or a building is proposed to be subdivided and/or developed or is otherwise designed, arranged, intended or for which it is proposed or may be occupied or maintained. "Uses" may include those which are accessory, conditional, permitted principal (by-right) and/or special exception, as regulated in Chapter 224, Zoning.
Facilities, such as sewers, water mains, fire hydrants, streetlights
and other facilities of the same general character; installations
of a community which pertain to their consumption and emission characteristics,
including facilities, such as those used for water supply, sewage
disposal, refuse disposal, storm drainage, communications and electrical
transmission.
The area of land which is characterized by a change in elevation of 25% or more over the specified distance or contour as specified in Article VIII.
Characteristics of the natural and/or cultural environment
which are visible. The "visual resources" of a particular area are
typically expressed in terms of their visibility, character and/or
attractiveness relative to their amenity value and/or quality or lack
of it.
A thoroughfare for pedestrian travel.
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.
A stream, such as a creek, run or other body of running water,
in which water flows in a definite direction or course, either continuously
or intermittently.
An inventory of the source, quantity, yield and the use of
groundwater and surface water resources within the city.
Areas with hydric soils that are inundated or saturated by
surface and/or ground water which support hydrophytic vegetation,
such as swamps, bogs, marshes and the like, such areas being regulated
by the United States Army Corps of Engineers and/or the Pennsylvania
Department of Environmental Protection.[7]
The transitional area extending from the outer limit of the
wetland. For the purposes of this chapter, the "wetlands margin" shall
extend 100 feet from the wetland boundary or to the limit of the hydric
soils, whichever is less.
Those areas of extensive vegetation in which the dominant
plants are trees that are indigenous to the area, such areas being
illustrated in the Open Space, Recreational and Environmental Resources
Plan. "Woodlands" shall be defined specifically as one-fourth (1/4)
acre or more of contiguous wooded land where the largest trees measure
at least six inches diameter at DBH and are inclusive of the outer
dripline of the trees or a grove of trees forming a canopy where 10
or more trees measure at least six inches DBH.
The City of Coatesville Zoning Ordinance, as amended; Chapter 224 from the Code of the City of Coatesville.
B.
Words not defined above shall have the meanings given
in the Municipalities Planning Code,[8] Chapter 224, Zoning, or other city codes and ordinances and, if not defined in the aforementioned documents, the most recent edition of Webster's Unabridged Dictionary.
[8]
Editor's Note: See 53 P.S. § 10101
et seq.
