Township of West Manheim, PA
York County
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Table of Contents
Table of Contents

§ 235-4 Word usage.

For the purposes of this chapter, words and terms used herein shall be interpreted as follows:
A. 
Unless otherwise stated, words in the present tense shall include the future tense.
B. 
Unless stated otherwise, words used in the singular tense imply the plural and words used in the plural tense include the singular.
C. 
The word "shall" or "must" means mandatory; the word "may" or "should" is directive and means strongly encouraged.
D. 
The word "used" or "occupied" as applied to any land or building includes the words "intended, arranged, or designed to be used or occupied."
E. 
The word "structure" includes "building"; both terms shall be construed as if followed by the phrase "or part thereof."
F. 
The words "such as," "includes," "including" and "specifically" shall provide examples. These examples shall not, by themselves, limit a provision to the examples specifically mentioned if other examples would otherwise comply with the provision.
G. 
Unless stated otherwise, the male gender is neutral and includes the female gender.
H. 
The word "person" includes a firm, company, corporation, partnership, trust, organization or association, as well as an individual.
I. 
The word "lot" includes the word plot or parcel.
J. 
The term "Board" shall refer to the West Manheim Board of Supervisors.
K. 
If a word or term is not defined by this chapter, but is defined in Chapter 270, Zoning, the zoning definition shall apply. If a word or term is not defined in this chapter or in Chapter 270, Zoning, then the word or term shall have its plain and ordinary meaning within the context of the section. A standard reference dictionary should be consulted.

§ 235-5 Definitions.

As used in this chapter, the following terms shall have the meanings indicated:
ABUT
Areas of contiguous lots that share a common property or lot line, except not including lots entirely separated by a street or a waterway. See also definition of "adjacent." See Diagram 235-5A.
235 Diagram 202.A.tif
Diagram 235-5A
ACCELERATION LANE
An added roadway lane that permits integration and merging of slower moving vehicles into the main vehicular stream.
ACCESS DRIVE
A private improved surface other than a street or driveway designed and constructed to provide for vehicular movement from a street to a parking area, garage, dwelling, building or other structure within a lot or a property containing any use other than one single-family or two-family dwelling or farm. For purposes of this chapter, access drives shall be required for all commercial, institutional, industrial, multifamily and all other uses not served by a driveway as defined in this chapter.
ADJACENT
Two or more lots that share a common property or lot line or that are separated only by a street or waterway from each other. See also the definition of "abut." See Diagram 235-5A.
AGENT
Any person, other than the developer who, acting for the developer, submits a plan for development, including, but not limited to, subdivision and/or land development, zoning permit, certificate of use and occupancy, special exception, conditional use or variance to the Township for the purpose of obtaining approval(s) thereof.
AISLE
A private drive intended principally to provide vehicular access within a parking lot for a nonresidential or multiunit residential land use. Although aisles provide interior vehicular circulation, their principal function is to provide entrance and exit for individual parking spaces. Aisles may not be used to intersect streets. See Diagram 235-5M.
[1]
ALTERATION
As applied to land, a change in topography as a result of the moving of soil and rock from one location or position to another; changing of surface conditions by causing the surface to be more or less impervious; land disturbance.
AMENDMENT
A revision to this chapter.
APPLICANT
A landowner or developer, as hereinafter defined, including his heirs, successors and assigns, who has filed an application for development.
APPLICATION FOR DEVELOPMENT
Every application, whether preliminary, tentative, or final, required to be filed and approved prior to the start of construction or development, including but not limited to an application for a building permit, for the approval of a subdivision plat or plan or for the approval of a development plan.
AS-BUILTS
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, landscaping, etc.
AUTHORITY
A body politic and corporate created pursuant to the Municipality Authorities Act, 53 Pa.C.S.A. § 5601 et seq.
[2]
BERM
A landscaped mound of earth or the act of pushing earth into a mound to shield, screen, separate and/or buffer two separate, incompatible land uses. Berms also may be used to provide visual interest, decrease noise and control the direction of water flow.
BLOCK
A tract of land or a lot or group of lots, bounded by streets, public parks, railroad right-of-way, watercourses or bodies of water, boundary lines of the Township or any combination of the above.
BUFFER
An area within a property or site and generally adjacent to and parallel with the property line, either consisting of natural existing vegetation or created by the use of trees, shrubs, fences and/or berms, that is designed to limit the view, sound and/or light from the site to adjacent sites or properties.
BUILDING
Any structure, either temporary or permanent, having walls and a roof or other covering, designed or used for the shelter or enclosure of any person, animal or property of any kind or combination thereof, including tents, awnings or vehicles situated on private property and used for purposes stated above.
A. 
A building which is connected to another by two or more party walls in common, except for end units which are considered semidetached. For purposes of this definition, attached buildings shall each have one front yard and one rear yard, and two party walls in common with and attached to two other buildings, except for end units which are considered semidetached.
B. 
A building that is not connected to any other building and is completely surrounded by permanent open space. For purposes of this definition, detached buildings shall have two side yards, one front yard and one rear yard.
C. 
A building that is connected to another building by only one party wall in common. For purposes of this definition, semidetached buildings shall each have one side yard, one front yard, one rear yard and one party wall in common with and attached to another building. End units of attached buildings shall be considered semidetached buildings. See Diagram 235-5B.
235 Diagram 202.B.tif
Diagram 235-5B
BUILDING COVERAGE
The horizontal area measured around the exterior foundation of the walls of buildings plus the floors of roofed porches, patios, decks, awnings and terraces, and including the area of all accessory buildings.
BUILDING HEIGHT
The total overall height in feet of a building measured from the average finished grade of the building to the highest point of the roof. See Diagrams 235-5C and 235-5D. Fence or wall height shall be measured as the vertical distance from the average level of the ground adjacent to the fence or the wall to the top of the highest projection.
235 Diagram 202.C.tif
Diagram 235-5C
235 Diagram 202.D.tif
Diagram 235-5D
CALIPER
The diameter of a tree trunk, measured in inches, six inches above ground level for trees up to four inches in diameter and 12 inches above ground level for trees over four inches in diameter.
CARTWAY
The portion of the street or alley right-of-way that is improved, designated and intended for vehicular use.
CENTRALIZED SEWAGE SYSTEM
A public or private utility system designed to collect, centrally treat and dispose of sewage from customers, and designed in compliance with Pennsylvania Department of Environmental Protection (PA DEP) regulations and/or regulations of the Township, whichever is more stringent.
CENTRALIZED WATER SYSTEM
A public or private utility system designed to transmit potable water from a common source to customers, and designed in compliance with PA DEP regulations and/or regulations of the Township, whichever are more stringent.
CLEAR SIGHT TRIANGLE
A triangular shaped portion of land in which nothing may be erected, placed, planted or allowed to green in a manner that limits or obstructs the sight distance of motorists entering or leaving an intersection.
COMMON OPEN SPACE
A parcel or parcels of land or an area of water, or a combination of land and water, within a development site and designed and intended for the use or enjoyment of residents of a development, not including streets, off-street parking areas and areas set aside for public facilities.
COMPREHENSIVE PLAN
The most recently adopted version of the Official Comprehensive Plan, West Manheim Township, York County, Pennsylvania, including any amendments thereto.
CONSERVANCY LOT
Pursuant to Part 6, Article XII, of Chapter 270, Zoning, relating to conservation subdivisions, a large, privately owned lot comprising all or part of an area of open land. The purpose of the conservancy lot is to voluntarily limit full development of the property for the purpose of providing surrounding residents with visual access to open space and greenway land, while keeping the land under private ownership and maintenance. Only a small portion of such lots may be developed; the remainder must be protected through a conservation easement and used in conformance with the standard for greenway land. Public access to a conservancy lot is not required.
CONSERVATION AREA, PRIMARY (PCA)
Pursuant to Part 6, Article XII, of Chapter 270, Zoning, relating to conservation subdivisions, conservation areas consisting of floodplains, wetlands, and steep slopes (greater than 25%).
CONSERVATION AREA, SECONDARY (SCA)
Pursuant to Part 6, Article XII, of Chapter 270, Zoning, relating to conservation subdivisions, special features of the property that would ordinarily be overlooked or ignored during the design process (i.e., other natural and cultural resources of the tract).
COUNTY
The County of York, Commonwealth of Pennsylvania.
COUNTY PLANNING COMMISSION
The York County Planning Commission and its professional staff.
CROSSWALK
A right-of-way, municipally owned, at least 12 feet wide, which cuts across a block to furnish access for pedestrians to adjacent streets or properties.
CUL-DE-SAC
A street with access closed at one end and with a vehicular turnaround at the closed end.
CURB
The raised edge of a pavement used to confine surface water on a pavement and to protect the abutting land from vehicular traffic.
DECELERATION LANE
An added roadway lane that permits vehicles to slow down and leave the main vehicle stream.
DECIDUOUS PLANT
A woody perennial which loses its foliage at the end of each growing season.
DEED RESTRICTION
A private covenant, running with a parcel of land, which places specific conditions, limitations or requirements on the use of such parcel of land, and which is applied to the parcel owner, his or her successors, or assigns.
DESIGNATED GROWTH AREA
A region within a county or counties described in a municipal or multimunicipal plan that preferably includes and surrounds a city, borough or village, and within which residential and mixed use development is permitted or planned for at densities of one unit to the acre or more, commercial, industrial and institutional uses are permitted or planned for and public infrastructure services are provided or planned. For purposes of this definition, the "Designated Growth Area" within West Manheim Township, zoning districts, uses and other regulations are further specified in Parts 3 and 4 of Chapter 270, Zoning.
DEVELOPER
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 land development.
DEVELOPMENT
Any man-made change to improved or unimproved real estate, including, but not limited to, buildings or other structures, mining, dredging, filling, grading, paving, excavating, or drilling operations.
DRAINAGE FACILITY
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 development or contiguous land areas.
DRIVEWAY
A private improved surface other than a street or access drive designed and constructed to provide for vehicular movement from a street to a parking area, garage, dwelling, building or other structure within a lot or a property containing one single-family dwelling, two-family dwelling or farm. See Diagram 235-5E.
235 Diagram 202.E.tif
Diagram 235-5E
DWELLING
Any residential building or structure designed for living quarters for one or more families or housekeeping units, including mobile homes, which are supported by a permanent foundation, but not including tents, recreational vehicles, hotels, motels, hospitals, nursing homes, treatment centers or other accommodations used for transient occupancy.
A. 
A residential use of a detached building, or a group of attached or semidetached buildings designed for and/or used as dwellings housing more than two families or housekeeping units. See Diagram 235-5F.
235 Diagram 202.F.tif
Diagram 235-5F
B. 
A residential use of a dwelling considered an attached building, used by one family or housekeeping unit. For purposes of this definition, a row house and townhouse are considered single-family attached dwellings. See Diagram 235-5G.
235 Diagram 202.G.tif
Diagram 235-5G
C. 
A residential use of a dwelling considered a detached building, used by one family or housekeeping unit. See Diagram 235-5H.
235 Diagram 202.H.tif
Diagram 235-5H
D. 
A residential use of a dwelling considered a semidetached building, used by one family or housekeeping unit. See Diagram 235-5I.
235 Diagram 202.I.tif
Diagram 235-5I
E. 
A residential use of a detached building, used by not more than two families or housekeeping units. See Diagram 235-5J.
235 Diagram 202.J.tif
Diagram 235-5J
DWELLING UNIT
A single unit providing complete, independent living facilities for one or more persons, including permanent provisions for living, sleeping, eating, cooking and sanitation.
EASEMENT
A right-of-way granted for limited use of private land for a public or quasi-public or private purpose, and within which the owner of the property or another easement holder in a nonexclusive easement shall not have the right to make use of the land in a manner that violates the right of the grantee.
EMERGENCY SERVICES
A public use owned and/or operated by an independent fire department or company and/or emergency medical service or ambulance provider for related activities. Accessory club rooms, club grounds and meeting halls may be included if they are permitted uses in that zoning district. This use may include accessory housing for emergency service or fire personnel while on call.
ENGINEER
A professional engineer licensed as such in the Commonwealth of Pennsylvania.
EROSION
The natural process by which the surface of the land is worn away by water, wind, gravity or chemical actions.
EROSION AND SEDIMENT POLLUTION CONTROL PLAN
A plan which is designed to minimize accelerated erosion and prevent sediment pollution to the waters of the commonwealth.
ESSENTIAL SERVICES
The erection, construction, alteration, or maintenance of public utilities or municipal or other governmental agencies or private corporations under contract to a municipality, of gas, electrical, telephone, steam or water transmission or distribution system, and sewage disposal systems. This includes but is not limited to the following: buildings, enclosures, wells, pumping stations, poles, wires, mains, drains, sewers, pipes, conduits, cables, and accessories and services, fire alarm boxes, police equipment and accessories and services in connection therewith, reasonably necessary for the furnishing of adequate service by such public utilities or municipal or other agencies or private corporations under contract to a municipality. The following are excluded from essential services: firehouses or fire companies and emergency services and/or ambulances under agreement with the municipality or for the public health or safety or general welfare, as well as excluding wireless telecommunications facilities.
EVERGREEN PLANT
A woody perennial which retains its foliage for more than one growing season.
FARM
A parcel or parcels of land, totaling at least 10 acres in size, used for a principal agricultural use. A farm may include one single-family detached dwelling and other necessary farm structures and the use, repair, maintenance and storage of equipment associated with the principal agricultural use.
FILL
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 the stripped surface and shall include the conditions resulting therefrom. The difference in elevation between a point on the original ground and designated point of higher elevation on the final grade. The material used to make a fill.
FINISHED GRADE
The proposed elevation of the land surface of a site after completion of all site preparation work.
FLOODPLAIN
Any areas of West Manheim Township, subject to the one-hundred-year flood, which will be identified as Zone A (area of special flood hazard) in the Flood Insurance Study (FIS) as finalized and dated on or before September 25, 2009, and the accompanying maps or the most recent revision thereof as issued by the Federal Emergency Management Agency, including all digital data developed as part of the Flood Insurance Study.
A. 
The areas identified as "floodway" in the AE Zone in the Flood Insurance Study prepared by the FEMA. The term shall also include floodway areas which have been identified in other available studies or sources of information for those floodplain areas where no floodway has been identified in the Flood Insurance Study.
B. 
The remaining portions of the one-hundred-year floodplain in those areas identified as an AE Zone in the Flood Insurance Study, where a floodway has been delineated. The basis for the outermost boundary of this area shall be the one-hundred-year flood elevations as shown in the flood profiles contained in the Flood Insurance Study.
C. 
The areas identified as Zone A in the FIS for which no one-hundred-year flood elevations have been provided. When available, information from other federal, state, and other acceptable sources shall be used to determine the one-hundred-year elevation, as well as a floodway area, if possible. When no other information is available, the one-hundred-year elevation shall be determined by using a point on the boundary of the identified floodplain area which is nearest the construction site in question.
FOOTCANDLE
Unit of light density incident on a plane (assumed to be horizontal unless otherwise specified), stated in lumens per square foot and measurable with an illuminance meter, also known as "light meter."
FREEBOARD
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.
FULL CUTOFF
Attribute of a lighting fixture from which no light is emitted at or above a horizontal plane drawn through the bottom of the fixture and no more than 10% of the lamp's intensity is emitted at or above an angle 10° below that horizontal plane, at all lateral angles around the fixture. See Diagram 235-5K.
235 Diagram 202.K.tif
Diagram 235-5K
FULLY SHIELDED
Attribute of a lighting fixture provided with internal and/or external shields and louvers to prevent brightness from lamps, reflectors, refractors and lenses from causing glare at normal viewing angles.
GLARE
Excessive brightness in the field of view that is sufficiently greater than the brightness to which the eyes are adapted, to cause annoyance or loss in visual performance and visibility, so as to jeopardize health, safety or welfare.
GRADE
The slope expressed in a percent which indicates the rate of change of elevation over a given distance expressed in feet per hundred feet.
GROUND COVER
A planting of low-growing plants or sod that in time forms a dense mat covering the area, preventing soil from being blown or washed away and the growth of unwanted plants.
GUARANTEE, COMPLETION
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.
GUARANTEE, MAINTENANCE
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.
HARDSHIP
A condition not caused by the applicant for which he may request a hardship modification.
HARDSHIP MODIFICATION
The granting of an exception to these regulations which in the opinion of the Township will not be detrimental to the general welfare, impair the intent of the regulations or conflict with the Comprehensive Plan. Such modifications are granted only for reason of undue hardship as determined by the Board of Supervisors.
HOMEOWNERS' ASSOCIATION
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.
ILLUMINANCE
Quantity of light, measured in footcandles.
IMPERVIOUS COVERAGE
The percentage of the lot area covered by man-made surfaces that have a coefficient of runoff of 0.85 or greater. For the purposes of determining compliance with this chapter, any compacted stone surfaces regularly used for vehicle parking and movement shall be considered to be impervious. In addition, all buildings, structures, driveways and sidewalks shall be considered as impervious surfaces for computation of lot coverage. See definition of "lot coverage."
IMPROVEMENTS
Pavements, curbs, gutters, sidewalks, water mains, sanitary sewers, storm sewers, grading, street signs, plantings and other items required to protect the welfare of the property owners and the public.
INFILTRATION STRUCTURES
A structure designed to direct stormwater runoff into the ground (e.g., dry well, french drains, seepage pits, seepage trenches) for the purpose of stormwater management and/or foundation drainage.
KNOLL
A small, round hill.
A. 
The improvement of one lot or two or more contiguous lots, tracts or parcels of land for any purpose involving:
(1) 
A group of two or more residential or nonresidential buildings, whether proposed initially or cumulatively, or a single nonresidential building on a lot or lots regardless of the number of occupants or tenure; or
(2) 
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.
B. 
A subdivision of land.
C. 
The following shall not be considered a "land development":
(1) 
The conversion of an existing single-family detached dwelling or single-family semidetached dwelling into not more than three residential units, unless such units are intended to be a condominium.
(2) 
The addition of an accessory building, including farm buildings, on a lot or lots subordinate to an existing principal building.
(3) 
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.
LANDOWNER
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 he is authorized under the lease to exercise the rights of the landowner, or other person having a proprietary interest in land.
LANDSCAPE PLAN
A component of a development plan, where required, on which is shown proposed landscape species (such as number, spacing, size at time of planting and planting details); proposals for protection of existing vegetation during and after construction; proposed treatment of hard and soft surfaces; proposed decorative features; grade changes; buffers and screening devices; etc.
LIGHT TRESPASS
Light emitted by a lighting fixture or installation which is cast beyond the boundaries of the property on which the lighting installation is sited.
LOCATION MAP
A map showing the site with relation to adjoining areas, streets, and other physical features.
LOT
A designated parcel, tract 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.
A. 
A lot that has an interior angle of less than 135° at the intersection of two street lines. A lot abutting upon a curved street shall be considered a corner lot if the tangents to the curve at the points of intersection of the side lot lines with the street line intersect at an interior angle of less than 135°. Corner lots shall have two front yards (abutting the street), one side yard and one rear yard. For purposes of this chapter, the front lot line of the street in which the lot is addressed shall be the primary front lot line, and the other front lot line shall be the secondary front lot line. The rear lot line shall be the lot line directly opposite the primary front lot line. The side lot line shall be the lot line directly opposite the secondary lot line. See Diagram 235-5L.
B. 
A lot other than a corner lot, the sides of which do not abut a street right-of-way. See Diagram 235-5L.
C. 
A lot extending between and having frontage on more than one street right-of-way of differing classifications, and with vehicular access typically from the street of lower classification. See Diagram 235-5L.
D. 
An interior lot having frontage on two parallel or approximately parallel street rights-of-way. See Diagram 235-5L.
235 Diagram 202.L.tif
Diagram 235-5L
LOT AREA, GROSS
The area contained within the property lines of a lot including any areas within any public or private rights-of-way and/or recorded easements.
LOT AREA, NET
The area contained within the property lines of a lot excluding any areas within any public or private rights-of-way.
LOT COVERAGE
See definition of "impervious coverage."
LOT DEPTH
The linear horizontal distance measured between the street right-of-way line and the closest rear property line. On corner, reverse frontage and through lots, the depth shall be measured from the street right-of-way line of the street of address (primary front lot line) to the property line (rear lot line) directly opposite. See Diagram 235-5E.
[3]
LOT LINES
The lines bounding a lot as defined herein. See Diagram 235-5E.
LOT OF RECORD
A lot that has been recorded in the office of the Recorder of Deeds of York County, Pennsylvania.
LOT WIDTH
The continuous linear horizontal distance measured at the required minimum front setback line, between side property lines, parallel to the street frontage. On corner lots, lot width shall be measured from the street right-of-way line of the nonaddress street (secondary front lot line) to the property line (side lot line) directly opposite. See Diagram 235-5E.[4]
LUMEN
As used in the context of this chapter, the light-output rating of a lamp (light bulb).
MARKER
A survey object, typically iron pipe or steel bar, placed at a surveyed point of intersection of two or more lines. More specifically, markers shall be utilized to mark property corners, and changes in bearing or intersection of right-of-way lines.
MID-ROW LANDSCAPE ISLAND
A landscaped island located within a row of contiguous parking spaces in a parking lot and which provides for landscaping opportunities within parking lots.
MINOR LAND DEVELOPMENT
A residential land development involving four lots or less and involving no new streets or other public improvements or dedications. All nonresidential land developments shall be submitted as major land developments.
MOBILE HOME
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.
MOBILE HOME LOT
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.
MOBILE HOME PARK
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.
MONUMENT
A survey object, typically concrete structure with brass cap, used to mark a horizontal and vertical datum.
NATURE PRESERVE AND WILDLIFE SANCTUARIES
An area maintained in a natural state for the preservation of both animal and plant life.
ON-SITE SEWER SERVICE
The disposal of sewage generated by one principal use with the use of a private, safe and healthful means within the confines of the lot on which the use is located, as approved by the PA DEP.
ON-SITE WATER SERVICE
The provision of a safe, adequate and healthful supply of water to a single principal use from a private well.
OPEN SPACE
Unoccupied area open to the sky and on the same lot with the principal use.
OWNER
The owner of record of a parcel of land.
PA DEP
Pennsylvania Department of Environmental Protection.
PA PUC
Pennsylvania Public Utility Commission.
PARCEL
A unit of land which meets all of the following criteria:
A. 
Owned by the same owner or owners on July 16, 1985; and
B. 
Obtained by its owners at the same time and by the same instrument (deed, will, etc.); and
C. 
Is contiguous; land shall be considered contiguous even though separated by public or private roads.
PARK
A use of land, which may include accessory buildings and structures, for active and/or passive outdoor recreation for the purpose of pleasure, leisure, fellowship or exercise, commonly involving a sporting activity, camping, hiking, jogging, bicycling, swimming, picnicking and other related activities which is open to the public. A park may include amenities such as ball fields, tennis courts, trails, playground equipment, restrooms, picnic tables, cooking grills and similar facilities. For purposes of this chapter, parks shall not include improvements for or permit uses considered commercial recreational uses.
PARKING LOT
An off-street area designed and improved solely for the parking of motor vehicles, including driveways, aisles and maneuvering space appurtenant thereto. See Diagram 235-5M.
235 Diagram 202.M.tif
Diagram 235-5M
PARKING SPACE
An off-street space within a building, or on a lot or parking area, available for the parking of one motor vehicle and having direct usable access to a street right-of-way or aisle. See Diagram 235-5M.
PENNDOT
Pennsylvania Department of Transportation.
PERCOLATION TEST
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 the PA DEP.
PERFORMANCE BOND
An agreement by and between a contractor and a bonding company in favor of the West Manheim Township Board of Supervisors guaranteeing the completion of physical improvements. All bonding or financial institutions shall be approved by the Commonwealth of Pennsylvania.
PERFORMANCE STANDARDS
A set of criteria or limits relating to certain characteristics that a particular use or process may not exceed.
PERIMETER PARKING LOT LANDSCAPING
Landscape located around the outside perimeter of a parking lot, except along the street frontage. Perimeter landscaping includes the area provided in the setback required between the parking spaces and the building. See Diagram 235-5M.[5]
PLAN
The map or plan of a land development, whether sketch, preliminary, or final.
A. 
An informal land development plan, not necessarily to scale, indicating existing features of a tract and its surroundings and approximate proposed street and lot layout for discussion purposes only and not to be presented for approval.
B. 
A tentative land development plan, in lesser detail than a final plan, showing the existing features of a tract and its surrounding and approximate proposed street and lot layout as a basis for consideration prior to preparation of a final plan.
C. 
A complete and exact land development plan, prepared for official recording, to define property rights and proposed streets and other improvements.
PLANNING COMMISSION
The Planning Commission of West Manheim Township.
PLANTING UNIT (PU)
A unit of measure used to determine the quantity of plantings required in a residential, commercial, industrial or other development project. For the purpose of this chapter, one planting unit (PU) equals one of the following:
A. 
One major deciduous tree;
B. 
Two minor deciduous trees;
C. 
Five shrubs;
D. 
Five hundred square feet of ground cover, exclusive of residential yard area.
PRESERVATION or PROTECTION
When used in connection with natural and historic resources, shall include means to conserve, safeguard these resources from wasteful or destructive use, but shall not be interpreted to authorize the unreasonable restriction of forestry, mining or other lawful uses of natural resources.
PRIME AGRICULTURAL LAND
Land used for agricultural purposes that contains soils of the first, second or third class as defined by the United States Department of Agriculture Natural Resources Conservation Service York County Soil Survey.
PRIVATE DRIVE
A legally established easement, other than public or private street, which provided the primary pedestrian and vehicular access to two lots and is constructed to the design standards contained in this chapter.
PRIVATE ROAD
A legally established right-of-way, other than a public street, which provides the primary pedestrian and vehicular access to one or more lots and is constructed to the design standards contained in this chapter.
PROFESSIONAL CONSULTANTS
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.
PUBLIC GROUNDS
Includes:
A. 
Parks, playgrounds, paths and other recreational areas and other public areas;
B. 
Sites for schools, sewage treatment facilities, refuse disposal and other publicly owned and operated facilities;
C. 
Publicly owned or operated scenic and historic sites.
PUBLIC HEARING
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 this chapter and the MPC.
PUBLIC IMPROVEMENTS
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.
PUBLIC MEETING
A forum held pursuant to notice under 65 Pa.C.S.A. Chapter 7 (relating to open meetings).
PUBLIC NOTICE
Notice published once each week for two successive weeks in a newspaper of general circulation in the municipality. 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 not be more than 30 days and the second publication shall not be less than seven days from the date of the hearing.
PUBLIC USE
A use owned, operated or controlled by a government, government agency or government authority (federal, state, or county) for valid public health, public safety, recycling collection or similar governmental purpose, and which is not owned by West Manheim Township or an authority created by West Manheim Township.
RECREATION, ACTIVE
Leisure-time activities, usually of a formal nature and often performed with others, requiring equipment and taking place at prescribed places, sites, pools, courts, tracks, playgrounds or fields.
RECREATION AREAS
A place designed and equipped for the conduct of sports, leisure-time activities and other customary and usual recreational activities. Public recreation areas are those owned and operated by a unit of local government. Private recreation areas are those owned and operated by a nonprofit organization, and open only to bona fide members and their guests. Commercial recreation areas are those operated as a business and open to the public for a fee.
RECREATION, PASSIVE
Activities that involve relatively inactive or less energetic activities such as walking, sitting, picnicking, card games, chess, checkers and similar table games.
RESUBDIVISION
Any land development which has been approved by the Township which changes or proposes to change property lines and/or public rights-of-way not in strict accordance with the approved plan.
RIGHT-OF-WAY
A right of passage across land occupied or intended to be occupied by a street, crosswalk, railroad, electric transmission line, oil or gas pipeline, water main, sanitary or storm sewer main, shade trees, or for another special use. If the right-of-way involves maintenance by a public agency, it shall be dedicated to public use by the maker of the plat on which such right-of-way is established. For the purpose of this chapter, also includes easements. See Diagram 235-5E.[6]
RURAL RESOURCE AREA
An area described in a municipal or multimunicipal plan within which rural resource uses, including, but not limited to, agriculture, timbering, mining, quarrying and other extractive industries, forest and game lands and recreation and tourism are encouraged and enhanced, development that is compatible with or supportive of such uses is permitted, and public infrastructure services are not provided except in villages.
A. 
The method by which a view of one site from another adjacent site is shielded, concealed or hidden. Screening techniques include fences, walls, hedges, berms or other features.
B. 
A device or materials used to conceal one element of a development from other elements or from adjacent or contiguous development.
C. 
Screening may include one or a combination of the following materials of sufficient mass to be opaque or that shall become opaque after 12 months and which shall be maintained in an opaque condition: walls, berms or plantings.
SEEPAGE PIT/SEEPAGE TRENCH
An area of excavated earth filled with loose stone or similar material into which surface water is directed for infiltration into the ground, (i.e., infiltration structures).
SEPTIC TANK
A watertight tank in which raw sewage is broken down into solid, liquid, and gaseous phases to facilitate further treatment and final disposal.
SETBACK
The required horizontal distance between a minimum setback line and a property or street right-of-way line. See Diagram 235-5E.[7]
A. 
The distance between the street right-of-way line and the minimum required front setback line projected the full width of the lot. See Diagram 235-5E.
B. 
The distance between the rear lot line and the minimum required rear setback line projected the full width of the lot. See Diagram 235-5E.
C. 
The distance between the side lot line and the minimum required side setback line projected the full depth of the lot. See Diagram 235-5E.
SETBACK LINE
A line within a property and parallel to a property or street right-of-way line which delineates the required minimum distance between some particular permitted use of property, building and/or structure and that property or street right-of-way line. See Diagram 235-5E.
SEWER AUTHORITY
The West Manheim Township Sewer Authority (or West Manheim Township if no authority exists).
SHOULDER
The portion of a roadway contiguous with the cartway that accommodates stopped vehicles, emergency use, and lateral support of subbase, base and surface course.
SHRUB
A low, multistemmed woody plant with a mature height between 18 inches and 10 feet.
SIGHT DISTANCE
The maximum length of roadway at which a driver, at an access location, can continuously see another vehicle approaching on the roadway. The length is measured along the center line of the roadway, from a point located three feet high and 10 feet back from the edge of pavement.
SLOPE
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.
STABILIZATION
The proper placing, grading and/or covering of soil, rock or earth to ensure its resistance to erosion, sliding, or other movement.
STORMWATER
Drainage runoff from the surface of the land, buildings, paved areas, etc., resulting from precipitation or snowmelt or ice melt.
STORMWATER MANAGEMENT
The control of stormwater runoff on a given site.
STORMWATER MANAGEMENT FACILITIES
Those controls and measures (e.g., storm sewers, berms, terraces, bridges, dams, basins, infiltration systems, swales, watercourses and floodplains) used to affect a stormwater management program.
STORMWATER MANAGEMENT PLAN
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 this chapter and other Township ordinances, codes, regulations, plans and maps.
STREAM
A watercourse with definite bed and banks which confine and convey continuously or intermittently flowing water.
A. 
A natural stream carrying water during the wet seasons.
B. 
A stream that is present at all seasons of the year.
STREET
A public or private way, excluding driveways, access drives and alleys, which affords the means of access to abutting properties, intended to be used by vehicular traffic or pedestrians. Includes street, avenue, boulevard, road, highway, freeway, lane, viaduct and any other dedicated and accepted public right-of-way or private right-of-way. Streets are further classified as follows:
A. 
A street designed to maximize mobility over land access. As a result, arterials should have minimal to no direct land access. Arterials generally convey between 10,000 and 25,000 average daily trips (ADT) for distances greater than one mile. This type of roadway often connects urban centers with outlying communities and employment or shopping centers.
B. 
A street designed to provide for medium length travel distances and generally convey between 1,500 and 10,000 ADT. Major collectors also provide land access to major land uses, such as regional shopping centers, large industrial parks, major subdivisions, and community-wide recreation facilities. The primary utilization of major collectors is by motorists traveling between local streets and community-wide activity centers or arterial roads.
C. 
A street designed and intended to serve as the main circulation roads within large residential subdivisions and small rural settlements. Trip lengths tend to be shorter in developed areas then in the outlying rural areas.
D. 
A street intended to balance the functions of mobility and access. These roads can be found as the main circulation roads within large residential subdivisions and small rural settlements. Trip lengths can range from fairly short in developed neighborhoods to slightly longer in rural areas.
E. 
A street designed and intended to provide immediate access to abutting land uses. These roads may serve up to 25 dwellings. In outlying rural areas, local roads may tend to run for great distances and serve more individual properties. Local roads are generally intended for transportation within a particular neighborhood or to or from one of the higher classifications of roadways.
STREET GRADE
The officially established grade of the street upon which a lot fronts or, in its absence, the established grade of other streets upon which the lot abuts at the midway of the frontage of the lot thereon. If there is no officially established grade, the existing grade of the street at such midpoint shall be taken as the street grade.
STREET LINE
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."
STRUCTURE
Any man-made object having an ascertainable stationary location on or in land or water, whether or not affixed to the land, but excluding patios, driveways, access drives, walkways and parking areas or other at-grade structures. All structures must meet setback requirements. See also the definition of "building."
SUBDIVISION
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.
SUBDIVISION AND LAND DEVELOPMENT ORDINANCE
The West Manheim Township Subdivision and Land Development Ordinance, as amended (this chapter).
TERMINAL LANDSCAPE ISLAND
A landscaped island located on either end of rows of parking spaces within a parking lot which provides opportunities for landscaping and which defines the ends of parking aisles, thus contributing to traffic circulation control.
TOWNSHIP
West Manheim Township, York County, Pennsylvania, Board of Supervisors, its agents, or authorized representatives.
TOWNSHIP AGENT
The Township staff person authorized to accept plans and issue permits; in most cases, this refers to the Township Zoning Officer.
TRACT
A parcel of land that is the subject of a development application.
TRAFFIC IMPACT STUDY
A report analyzing the existing traffic system conditions and the effects of development on the traffic system.
TRAVEL LANE
The portion of the roadway for the movement of vehicles traveling from one destination to another, exclusive of shoulders.
TREE, EVERGREEN
An evergreen plant with a mature height exceeding 15 feet, and a height at planting of between five feet and six feet.
TREE, MAJOR DECIDUOUS
A canopy tree with a mature height exceeding 25 feet, and a minimum caliper at the time of planting in excess of two inches.
TREE, MINOR DECIDUOUS
A tree with a mature height of between 10 feet and 25 feet and a minimum caliper at the time of planting between one inch and two inches.
WAIVER
The process used to receive a modification of a requirement of this chapter as it applies to a specific application. A waiver request shall be submitted with the plan at filing and will be decided upon by the Township Board of Supervisors.
WATERCOURSE
A channel for the conveyance of surface water, such as a stream or creek, or intermittent stream, having a defined bed and banks, whether natural or artificial, with perennial or intermittent flow.
WATERSHED
A region or area bounded peripherally by a contour elevation devising a line where surface water drains into a particular waterway or stream. A watershed is the total area drained by a stream or tributary.
WETLANDS
Those areas that are inundated or saturated by surface water or groundwater at a frequency and duration sufficient to support, and that under normal circumstances do support, a prevalence of vegetation typically adapted for life in saturated soil conditions, including swamps, marshes, bogs and similar areas. (The term includes, but is not limited to, wetland areas listed in the State Water Plan, the United States Forest Service Wetlands Inventory of Pennsylvania, the Pennsylvania Coastal Zone Management Plan and a wetland area designated by a river basin commission. This definition is used by the United States Environmental Protection Agency and the United States Army Corps of Engineers.)
WOODLANDS
Areas covered with stands of trees, the majority of which are greater than twelve-inch caliper, covering an area greater than 1/4 acre; or a small concentration of mature trees without regard to minimum area consisting of substantial numbers of individual specimens.
A. 
Woodlands consisting of 30% or more canopy trees having a twelve-inch or greater caliper, or any small concentration of trees consisting of eight or more trees having a sixteen-inch or greater caliper.
B. 
Woodlands consisting of 70% or more canopy trees having a two-and-one-half-inch caliper or greater.
YARD
An unoccupied and unobstructed open space between the permitted structures and the property line. See Diagram 235-5E.[8]
A. 
The yard area contained between the street right-of-way line and the principal structure. See Diagram 235-5E.[9] Corner lots shall have two front yards. See also definition of "lot, corner." See Diagram 235-5L.[10]
B. 
The yard area contained between the principal structure and the property line directly opposite the street of address (primary front lot line). See Diagrams 235-5E and 235-5L.
C. 
The yard area(s) between a principal structure and any side lot line(s). See Diagram 235-5E. On corner lots, any yard area not abutting a street right-of-way line of the street of address (primary front lot line) and not determined to be the rear yard shall be considered the side yard. See Diagram 235-5L.
ZONING DISTRICT
A portion of the Township or adjacent municipality(s) within which certain uniform regulations and requirements or various combinations thereof apply under the provisions of this chapter (or the adjacent municipality's zoning ordinance).
ZONING MAP
The Official Zoning Map of West Manheim Township which is an integral part of Chapter 270, Zoning, and which is kept up-to-date and on display at the Township office.
ZONING OFFICER
The person charged with the duty of enforcing the provisions of Chapter 270, Zoning, and any officially designated assistant.
ZONING ORDINANCE
The West Manheim Township Zoning Ordinance, as amended, codified as Chapter 270, Zoning, of the Code of the Township of West Manheim.
[1]
Editor's Note: Diagram 235-5M follows the definition of "parking lot," below.
[2]
Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I).
[3]
Editor's Note: Diagram 235-5E follows the definition of "driveway," above.
[4]
Editor's Note: Diagram 235-5E follows the definition of "driveway," above.
[5]
Editor's Note: Diagram 235-5M follows the definition of "parking lot," above.
[6]
Editor's Note: Diagram 235-5E follows the definition of "driveway," above.
[7]
Editor's Note: Diagram 235-5E follows the definition of "driveway," above.
[8]
Editor's Note: Diagram 235-5E follows the definition of "driveway," above.
[9]
Editor's Note: Diagram 235-5E follows the definition of "driveway," above.
[10]
Editor's Note: Diagram 235-5L precedes the definition of "lot area, gross" above.