In this chapter the following rules of interpretation shall
be used:
A.Â
The word "lot" includes the word "plot" or "parcel."
B.Â
Words in the present tense may imply the future tense.
C.Â
Words used as singular imply the plural.
D.Â
The masculine gender includes the feminine and neuter genders.
E.Â
The word "person" includes a partnership, corporation, association,
trust, estate, or any other legally recognized entity as well as an
individual.
F.Â
The word "shall" is to be interpreted as mandatory; the word "may"
as directory.
G.Â
References to any document, official, or entity (i.e., codes, ordinances,
resolutions, plans, maps, governmental bodies, commissions, agencies,
or officials) are references to Manor Township documents, officials,
or entities in effect at the time, unless the text indicates that
another reference is intended.
Unless otherwise stated, the following words and phrases shall
be construed throughout this chapter to have the meanings indicated
in this section:
The removal of the surface of land through the combined action
of man's activities and the natural processes at a rate greater
than would occur because of the natural process alone.
An improved cartway designed and constructed to provide for
vehicular movement between a public road and a tract of land containing
any use other than one single-family dwelling unit or farm.
The Pennsylvania Sewage Facilities Act, Act of January 24,
1966, P.L. (1965) 1535, No. 537, as amended, 35 P.S. § 750.1
et seq.
Any person, other than a landowner or developer, who, acting
for the landowner or developer, submits to the Planning Commission
and Township Supervisors subdivision or land development plans for
the purpose of obtaining approval thereof.
The tilling of the soil, the raising of crops, forestry,
horticulture and gardening, including the keeping or raising of livestock
such as cattle, cows, hogs, horses, sheep, goats, poultry, rabbits,
birds, fish, bees, and other similar animals. This definition also
includes greenhouses and mushroom houses, as well as the processing
and retail sale of goods produced on the farm. For the purposes of
this chapter, the use of land for a dwelling site is not agriculture.
A private drive within a parking compound providing pedestrian
and vehicular access between an access drive and a parking space which
is located with in the parking compound.
A landowner or developer, as hereinafter defined, who has
filed an application for development including his heirs, successors
and assigns.
Every application, whether preliminary or final, required
to be filed and approved prior to start of construction or development,
including but not limited to an application for a building permit,
for the approval of a subdivision plot or plan or for the approval
of a land development plan.
The Lancaster Area Sewer Authority, Millersville Borough
Authority and their successors, or a municipality or other public
utility.
The Lancaster City Water Bureau, Columbia Water Company,
and their successors, or a municipality or other public utility.
The flood having a one-percent chance of being equaled or
exceeded in any given year (one-hundred-year flood).
The projected flood height of the base flood.
An area bounded by streets.
The Manor Township Board of Supervisors.
Any structure with a roof intended for shelter or enclosure
of persons, animals or property.
An increase in floor area or attached expansion of an existing
building or structure.
The total of areas taken on a horizontal plane at the main
grade level of the principal building and all accessory buildings,
exclusive of uncovered porches, awnings, terraces, and steps.
The building envelope is that area of the lot that has no
building restrictions. The building envelope shall not include the
area of any required setbacks (except for driveways which cross yards),
buffer yards or floodplains.
The actual line of that face of the building nearest an adjacent
right-of-way or street line. This face includes sun parlors and covered
porches, whether enclosed or unenclosed, but does not include steps.
A detached subordinate building or structure, the use of
which is customarily incidental to that of the principal building
or use and which is located on the same lot as occupied by the principal
building or use.
A building or structure in which is conducted, designed to
be conducted, or intended to be conducted as the primary use of the
lot on which it is located.
A lot, tract or parcel of land upon which two or more campsites
are located or established, intended and maintained for occupation
by transients in recreational vehicles or tents.
The portion of a street or alley intended for vehicular use.
A natural or artificial watercourse with a definite bed and
banks that confine and conduct continuously or periodically flowing
water.
An area of unobstructed vision at the intersection of two
or more streets, access drives, driveways, or alleys or any combination
of the foregoing. It is defined by lines of sight between points at
a given distance from the intersection of the center lines of both
streets, access drives, driveways, or alleys.
United States Army Corps of Engineers.
A private driveway utilized by two or more separate lots
or dwellings for access to a public or private street.
A sewage disposal system, other than a public sewer system,
which provides sewage disposal for two or more units of occupancy
which shall comply with all applicable regulations of the Department
of Environmental Protection or other regulatory agency.
A water supply system, other than a public water system,
providing water for more than two units of occupancy which shall comply
with all applicable regulations of the Department of Environmental
Protection or other regulatory agency.
The required restoration, enhancement, or creation of wetlands
to offset unavoidable wetland impacts from construction.
The plan, or parts thereof, which has been adopted by the
Board of Supervisors, showing its recommendations for such systems
as parks and recreation facilities, water supply, sewer and sewage
disposal, transportation highways, civic centers, and other public
improvements which affect the development of the Township.
A plan including a map(s) and narrative that, at the very
least, outlines an erosion and sedimentation control plan for an identified
parcel of land.
A lot abutting upon two streets at their intersection.
The Lancaster County Planning Commission.
A structure with appurtenances which carries a watercourse
under or through an embankment or fill.
The raised edge of a pavement to confine surface water to
the pavement and to protect the abutting land from vehicular traffic.
The deliberate appropriation of land by its owner for general
public use.
A legal document conveying ownership in real property.
The number of dwelling units in relation to the area of land
of a parcel in use or proposed to be used for residential purposes,
including all public rights-of-way and private street rights-of-way.
The number of dwelling units in relation to the area of land
of a parcel in use or proposed to be used for residential purposes,
exclusive of public rights-of-way and private street rights-of-way.
The Department of Environmental Protection of the Commonwealth
of Pennsylvania or any agency successor thereto.
The Department of Transportation of the Commonwealth of Pennsylvania
or any agency successor thereto.
The design speed for streets designed in accordance with
this chapter shall equal the proposed posted speed plus five miles
per hour.
The magnitude of precipitation from a storm event measured
in probability of occurrence (e.g., ten-year storm) and duration (e.g.,
twenty-four-hour), and used in computing stormwater management control
systems.
A vegetated basin designed to drain completely after storing
runoff only for a given storm event and release it at a predetermined
rate. Also known as a "dry pond."
Any landowner, agent of such landowner, or tenant with the
permission of such landowner, who makes or causes to be made a subdivision
of land or a land development; a subdivider.
Any man-made change to improved or unimproved real estate,
including but not limited to buildings or other structures, mining,
dredging, filling, grading, paving, excavation or drilling operations.
The provisions for development, including a planned residential
development, a plat of subdivision, all covenants relating to use,
location and bulk of buildings and other structures, intensity of
use or density of development, streets, ways and parking facilities,
common open space, and public facilities. The phrase "provisions of
the development plan" shall mean written and graphic materials referred
to in this definition.
A lot, other than a corner lot, fronting on two streets.
A right granted by a landowner to a grantee, allowing the
use of private land for stormwater management purposes.
Any ditch, gutter, pipe, culvert, storm sewer, or other structure
designed, intended or constructed for the purpose of carrying surface
waters off of streets, public rights-of-way, parks, recreational areas,
or any part of any subdivision or contiguous land areas.
A private drive providing access between a public or private street or access drive and a parking area for a single unit of occupancy or a farm; which shall comply in all respects with Chapter 425, Zoning, the Road Ordinance,[1] and any other ordinance regulating the placement and/or
construction of driveways which may be enacted by the Board of Supervisors.
A private drive providing access between a public or private street or access drive and parking areas for two units of occupancy; which shall comply in all respects with Chapter 425, Zoning, the Road Ordinance,[2] and any other ordinance regulating the placement and/or
construction of driveways which may be enacted by the Board of Supervisors.
A building or portion thereof arranged or designed for occupancy
by not more than one family and having separate cooking and sanitation
facilities.
A limited right of use granted in private land for a public
or quasi-public purpose.
Any driveway or other entrance from a public or private road
providing access to agriculturally used fields across the lands of
others. Access provided to any residential, commercial or industrial
structure is not considered an easement of access.
An additional dwelling unit placed on a property for occupancy
by either an elderly, handicapped, or disabled person related by blood,
marriage, or adoption, to the occupants of the principal dwelling.
A device used to slow the velocity of stormwater at points
of concentrated discharge associated with pipe outlets and similar
conditions.
A professional engineer licensed in the Commonwealth of Pennsylvania.
A water conveyance which lacks substrates associated with
flowing waters and flows only in direct response to precipitation
in the immediate watershed or in response to melting snowpack and
which is always above the local water table.
The removal of soil particles by the action of water, wind,
ice, or other geological agents.
Any parcel of land with 10 or more acres which is used for
gain in the raising of agricultural products, livestock, poultry or
dairy products, including necessary farm structures and the storage
of equipment customarily incidental to the primary use.
A flood that on average, is likely to occur once every 500
years.
A general and temporary condition of partial or complete
inundation of normally dry land areas from the overland flow of watercourses,
or from the unusual and rapid accumulation or runoff of surface waters
from any source.
An area of land adjacent to the channel of a watercourse
which has been or is likely to be flooded, or any area subject to
the unusual and rapid accumulation of runoff of surface waters from
any source.
The sum of the floor areas of a building as measured to the
outside surfaces of exterior walls and including all areas intended
and designed for the conduct of a business or use.
The horizontal or curvilinear distance along the street line
upon which a lot abuts.
The slope expressed in a percent that indicates the rate
of change of elevation in feet per linear hundred linear feet.
A man-made drainage way of parabolic or trapezoidal cross
section shaped to required dimensions and vegetated for safe disposal
of runoff. (Also known as a "swale.")
An open space corridor that links urban, suburban, and rural
communities to natural and scenic areas with a network of connected
trails, walkways, and natural preservation areas.
That portion of a right-of-way carrying surface drainage.
A condition, not economic in nature and not caused by the
applicant or developer, for which a modification may be requested.
A structure or archeological resource that has been listed on
or determined eligible for listing on the National Register of Historic
Places (NRHP);
A structure that is a National Historic Landmark (NHL) or National
Engineering Landmark (NEL); and/or
A structure considered to have potential historic significance
by the Historic Preservation Trust of Lancaster County and/or the
Pennsylvania Historical and Museum Commission.
A retention or detention pond.
An unincorporated association or not-for-profit corporation
whose membership consists of the lot owners of a residential development.
A homeowners' association shall also include a condominium unit
owners' association. All such associations shall comply with
the requirements for unit owners' associations contained in the
Pennsylvania Uniform Condominium Act, 68 Pa. C.S.A. § 3101
et seq.
A surface that prevents the percolation of water into the
ground.
Pavements, curbs, gutters, sidewalks, water mains, sanitary
sewers, storm sewers, stormwater management facilities, grading, street
signs, plantings, and other items for the welfare of the property
owners and the public.
A system of piping, tanks, or other facilities located on
and serving a single lot and collecting and disposing of sewage, in
whole or in part, into the soil or into any waters of the Commonwealth
of Pennsylvania or by means of conveyance to another site for final
disposition.
Any on-site vehicular movement lane(s) that are associated
with a use other than a single-family dwelling.
A body of water flowing in a channel or bed composed primarily
of substrates associated with flowing water, which, during periods
of the year, is below the local water table and obtains its flow from
both surface runoff and groundwater discharges.
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;
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; or
A subdivision of land.
Land development shall not include the following:
The conversion of an existing single-family detached dwelling
or single-family semidetached dwelling into not more than three residential
units, unless such units are intended to be a condominium;
The addition of an accessory building, including farm buildings,
on a lot or lots subordinate to an existing principal building; or
The addition or conversion of buildings or rides within the
confines of an enterprise that would be considered an amusement park.
For purposes of this definition, 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.
A building addition to an existing nonresidential principal
structure, provided that:
The addition does not create a need for substantial additional parking, per Chapter 425, Zoning.
The addition does not, in accordance with the Pennsylvania Sewage
Facilities Act, Act 537 of 1966, as amended,[4] create the need for a sewage facility's plan revision
(plan revision module for land development), or supplement.
The addition is not for the creation of additional units of
occupancy.
The addition complies with all provisions of applicable Township
ordinances.
For the purposes of this definition, the building addition exemption
shall be limited cumulatively from the date of this chapter. The net
addition shall be the sum of all additions after the date of the adoption
of this chapter.
Any activity involving grading, tilling, digging, or filling
of ground; stripping of vegetation; or any other activity which causes
land to be exposed to the danger of erosion.
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.
A professional landscape architect licensed as such in the
Commonwealth of Pennsylvania.
Landscaping shall include, but not be limited to, grass and
other plantings such as trees, shrubs, and bushes, and may also include
mulch and/or decorative stone.
Conduits connecting individual buildings to utility services
that are generally located within the street.
A fracture on the order of tens of kilometers long usually
extending to the basement below sedimentary rock.
A map showing the site with relation to adjoining areas.
A parcel of land separately described by a metes-and-bounds
description which is recorded in the Office of Recorder of Deeds of
Lancaster County by deed description or is described by an approved
subdivision plan recorded in the Office of the Recorder of Deeds of
Lancaster County. A "lot" shall include one or more contiguous pieces,
parcels, or plots of land of record, all under the same ownership.
The area contained within the property lines of the individual
parcels of land as shown on a subdivision plan, not including any
area within a street right-of-way but including the area of any easements.
A percentage of the lot area which may be covered with an
impervious surface (e.g., buildings, driveways, parking area, and
sidewalks, but excluding areas designed, constructed and functioning
as pervious areas).
The width of a lot measured at the street right-of-way line
or the building setback line. For a flag lot, the lot width shall
be measured at the flag. On corner lots, lot width shall be measured
between the right-of-way line for the non-address street and the directly
opposite property line.
A lot whose frontage does not satisfy the minimum width requirements
for the respective zone, but that does have sufficient lot width away
from the lot's frontage.
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 or transportation, 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 erection thereon of a single mobile home, which is leased by the
park owner to the occupants of the mobile home erected on the lot.
A parcel or contiguous parcels of land which have been so
designated and improved which contains two or more mobile home lots
for the placement thereon of mobile homes.
The granting of an exception to these regulations which in
the opinion of the Township Supervisors will not be detrimental to
the general welfare, impair the intent of those regulations, or conflict
with the Comprehensive Plan.
A building providing separate living quarters for two or
more families.
The Pennsylvania Municipalities Planning Code, Act of July
31, 1968, P.L. 805, No. 247, as amended and reenacted.[5]
An area containing a unique, fragile or environmentally sensitive
natural resource, including exceptional native plant communities including
wetlands and mature forests; threatened or endangered species; or
outstanding geological features.
An existing watercourse or channel which is not man-made
and contains a definite bed and banks which confine and conduct continuously
or periodically flowing water.
Any use other than single or multifamily dwellings. An institutional
use in which persons may reside, such as a dormitory, prison, nursing
home, or hospital, shall be considered a nonresidential use.
National Wetland Inventory.
Any wall, dam, wharf, embankment, levee, dike, pile, abutment,
projection, excavation, channel, rectification, culvert, building,
fence, stockpile, refuse, fill, structure, or matter in, along, across,
or projecting into any channel, watercourse, or flood-prone area:
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).
The control of runoff to allow water falling on a given site to be absorbed or retained on-site to the extent that after development the peak rate of discharge is controlled in accordance with the requirements of Chapter 373, Stormwater Management, of the Code of Manor Township.
The provision of a safe, adequate and healthful supply of
water to a single principal use from a private well.
A space unoccupied by buildings or paved surface and open
to the sky on the same lot with the building.
A parcel or parcels of land, 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, designed according to this chapter and Chapter 425, Zoning.
The owner of record of a parcel of land.
An area on a lot utilized for the parking of vehicles for
a single unit of occupancy, a farm or two vehicles within a land development.
An area on a lot containing any use other than an agricultural
use or one single-family detached dwelling for the parking of four
or more vehicles.
An off-street space available for the parking of a vehicle, having unobstructed, usable access to a street or alley, and provided according to the requirements of Chapter 425, Zoning.
The maximum rate of flow of water at a given point and time
resulting from a specified storm event.
The map or plan of a subdivision or land development, as
follows:
FINAL PLANA complete and exact subdivision and/or land development plan, prepared in accordance with and including all supplementary data specified in Article IV of this chapter.
LOT ADD-ON PLANA complete and exact subdivision plan strictly for the conveyance of land for the sole purpose of increasing the size of an existing contiguous tract or lot prepared in accordance with and including all supplementary data specified in Article IV of this chapter.
MINOR SUBDIVISIONA complete and exact subdivision plan involving four lots or less with no provisions for a new street or a land development for one nonresidential building not exceeding 10,000 square feet or an addition to a nonresidential building not exceeding 5,000 square feet prepared in accordance with and including all supplementary data specified in Article IV of this chapter.
PRELIMINARY PLANA subdivision and/or land development plan prepared in accordance with and including all required supplementary data specified in Article IV of this chapter, showing approximate locations of proposed lots, streets or buildings.
RECORD PLANA final plan which contains the original endorsement of the local municipality and the Planning Commission which is intended to be, or has been, recorded with the Lancaster County Recorder of Deeds.
REVISED FINAL PLANAny subdivision or land development plan that changes or proposes to change property lines and/or public rights-of-way not in strict accordance with an approved plan. Any replatting, revision, or resubdivision of recorded plans or any replatting, revision, or resubdivision of any approved final plan which has not been recorded, excluding lot grading plans in subdivisions.
SEPARATION SUBDIVISIONA complete and exact subdivision plan used to divide one lot into two lots along a common municipal boundary, street center line or the center line of a waterway prepared in accordance with and including all supplementary data specified in Article IV of this chapter.
SKETCH PLANAn informal plan, not necessarily to exact scale, indicating salient existing features of a tract and its surroundings with the general layout of a proposal prepared in accordance with Article IV of this chapter.
The Manor Township Planning Commission.
A revision to the Township's Official 537 Plan submitted
in connection with the request for approval of a subdivision or land
development in accordance with DEP regulations.
An area of land subject to land disturbance or development
and within the jurisdiction of this chapter.
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.
A municipal sanitary sewer of a comparable common or package
sanitary facility approved and permitted by the Pennsylvania Department
of Environmental Protection. Such systems are capable of serving multiple
users.
Use or extension thereof which is operated, owned or maintained
by a public utility corporation, municipality or municipal authority
or which is privately owned and approved by the Pennsylvania Public
Utility Commission for the purpose of providing public sewage disposal
and/or treatment; public water supply, storage and/or treatment; or
for the purpose of providing the transmission of energy or telephone
service.
A municipal water supply system, or a comparable common water
facility approved and permitted by the Pennsylvania Department of
Environmental Protection. Such systems are capable of serving multiple
users.
A circular or square plot of a given area used to determine
the dominant plant species within a site.
Set of prints of the original facilities showing those changes
made during the construction process.
The Recorder of Deeds in and for Lancaster County, Pennsylvania.
An action or proposed action that has an impact upon stormwater runoff and which is specified in Chapter 373, Stormwater Management, of the Code of Manor Township.
A location designated as the future location of an individual
on-lot sewage system that shall be installed should the initial individual
on-lot system installed or to be installed fail or otherwise become
inoperable and which shall meet all the regulations of DEP and all
applicable Township ordinances for an individual on-lot sewage system.
A pond containing a permanent pool of water and designed
to store runoff for a given storm event and release it at a predetermined
rate. Also known as a "wet pond."
A lot extending between and having frontage on a major street
and a minor street with vehicular access solely from the latter.
A corridor of publicly owned or eased land for purposes of
maintaining primary vehicular and pedestrian access to abutting properties,
including but not limited to roads, streets, highways and sidewalks.
Abutting property owners are prohibited from encroaching across the
right-of-way line.
A temporary dam or barrier constructed across a waterway
or at other suitable locations to intercept the runoff and to trap
and retain the sediment.
The required horizontal distance between a setback line and
a property or street right-of-way line.
The length of road visible to the driver of a passenger vehicle
at any given point in the road when viewing is unobstructed by traffic.
A system of pipes, conduits, swales, or other similar structures
including appurtenances which carries intercepted runoff, and other
drainage, but excludes domestic sewage and industrial wastes.
Drainage runoff from the surface of the land resulting from
precipitation or snowmelt or ice melt.
A program of controls and measures designed to regulate the
quantity and quality of stormwater runoff from a development while
promoting the protection and conservation of groundwater and groundwater
recharge.
Those controls and measures used to implement a stormwater
management program.
A strip of land, including the entire right-of-way, intended primarily as a means of vehicular and pedestrian travel. "Street" includes avenue, boulevard, road, highway, freeway, parkway, lane, alley, viaduct, and any other ways used or intended to be used by vehicular traffic and pedestrians, whether public or private. Streets within the Township shall be classified in accordance with Chapter 425, Zoning, and are defined as follows:
ALLEYA minor right-of-way, privately or publicly owned, primarily for service access to the rear or sides of properties.
ARTERIAL STREETA street or road that is used primarily for fast or heavy traffic, including all roads classified as main and secondary highways by the Department of Transportation.
COLLECTOR STREETA street which carries traffic from minor streets to the major system or arterial streets, including the principal entrance or circulation streets of a residential development and all streets within industrial and/or commercial subdivisions or developments.
CUL-DE-SACA street intersecting another street at one end and terminating at the other in a vehicular turnaround.
LOCAL STREETA street which is used primarily for access to the abutting properties.
PRIVATE STREETA street which is constructed in accordance with the applicable provisions of this chapter which is not owned by a public entity. Manor Township shall not be responsible for any type of maintenance or snow removal on any private street.
The horizontal line paralleling the street that bisects the
street right-of-way into two equal widths. In those instances where
the street right-of-way cannot be determined, the street center line
shall correspond to the center of the cartway.
A line defining the edge of a street right-of-way and separating
the street from abutting property or lots. The street line shall be
the same as the legal right-of-way line currently in existence or
proposed.
Any man-made object having an ascertainable stationary location
on or in land or water, whether or not affixed to the land. Structures
shall not include such things as fences, sandboxes, decorative fountains,
swing sets, birdhouses, mailboxes, and any similar nonpermanent improvements.
A developer.
The division or redivision of a lot, tract or parcel of land
by any means into two or more lots, tracts, parcels or other divisions
of land, including changes in existing lot lines for the purpose,
whether immediate or future, of lease, partition by the court for
distribution to heirs or devisees, transfer of ownership or building
or lot development; provided, however, that the subdivision by lease
of land for agricultural purposes into parcels of more than 10 acres,
not involving any new street or easement of access or any residential
dwelling, shall be exempted.
A professional land surveyor licensed in the Commonwealth
of Pennsylvania.
Manor Township, Lancaster County, Pennsylvania, as represented
by the Board of Supervisors, or its duly authorized agents.
All contiguous land owned by the same landowner on September
19, 1990, which is or was contiguous except for the presence of public
or private roads and/or the presence of lots or parcels adversed from
the original parent tract since September 19, 1990.
Any portion or portions of the parent tract, area, lot, parcel,
project, property, site, or any piece of land that is the subject
of an application under the jurisdiction of this chapter.
A line along which quadrants are placed at intervals.
A portable structure, primarily designed to provide temporary
living quarters for recreation, camping, or travel purposes. In addition
to the above, any one of the following attributes are characteristic
of a travel trailer:
The unit is of such size or weight as not to require a special
highway movement permit from the Pennsylvania Department of Transportation
when self-propelled, or when hauled by a standard motor vehicle on
a highway;
The unit is mounted or designed to be mounted on wheels;
The unit is designed to be loaded onto, or affixed to, the bed
and/or chassis of a truck;
The unit contains, or was designed to contain, temporary storage
of water and sewer; or
The unit contains some identification by the manufacturer as
a travel trailer.
Land in parcels, which is of sufficient size that could allow for the future subdivision and/or development in accordance with the terms of Chapter 425, Zoning, and this chapter.
A unit, the use of which is not subordinate or customarily
incidental to a principal unit. A unit of occupancy can be either
residential or nonresidential and can be an independent unit within
a structure or a separate detached structure. Types of units are as
follows:
SINGLE-FAMILY DETACHEDA freestanding building containing one dwelling unit for one family, and having two side yards, one front yard, and one rear yard; in the case of a corner lot, the building will have two front and one side and rear yards. Mobile homes can be considered single-family detached dwellings if, in addition to the requirement listed for all dwellings, the mobile home is securely anchored to the permanent foundation, and all of the apparatuses used to transport the vehicle shall be removed, including towing hitch. Recreational vehicles shall not be constructed as dwellings. Modular homes can be considered single-family detached dwellings so long as they comply with the general requirements of a dwelling.
DUPLEX (TWO-FAMILY SEMIDETACHED)A freestanding building containing two dwelling units for two families, arranged in a side-by-side or over-and-under configuration. Those units placed on common grounds shall have one front and rear yard and two side yards. Those units constructed on individual lots shall have one front, side and rear yard.
MULTIPLE FAMILYA building containing three or more dwelling units, at least one of which must be located above or below the remaining units.
TOWNHOUSEA building containing between three and eight dwelling units arranged in a side-by-side configuration with two or more common party walls. Those units placed on common grounds shall have one front and rear yard and two side yards. End units constructed on individual lots shall have front, side and rear yards. Interior unit shall have front and rear yards (no side yard).
Areas designated within Manor Township as appropriate for
higher-density development supported by a full range of public infrastructure
and services, including public sewer and water with the capacity to
meet future land use needs over a twenty-five-year period without
constraining the development market. The urban growth areas identify
areas appropriate for urban growth apart from those areas intended
for agricultural, rural and resource uses. The urban growth areas
are given official standing by their incorporation on the Future Land
Use Maps and adoption in the Lancaster County and the Manor Township
Comprehensive Plans.
Areas established within Manor Township for future development
at a traditional village scale supported by public sewer and/or water,
where appropriate and feasible, intended to absorb a portion of a
Township's future land use needs over a twenty-five-year period
in keeping with village character. The village growth areas are given
official standing by their incorporation on the Future Land Use Maps
and adoption in the Lancaster County and the Manor Township Comprehensive
Plans.
A system of piping and appurtenances, whether municipally
or privately owned, designed for the collection and transmission of
liquid and water-carried wastes from residences, commercial buildings,
industrial plants, and institutions to a central wastewater treatment
plant for treatment and discharge (not including septic tanks or subsurface
disposal systems).
A system of piping and appurtenances, whether municipally
or privately owned, designed for the transmission and distribution
of potable water from a centralized water supply or source to residences,
commercial building, industrial plants, or institutions (not including
individual on-lot wells).
A permanent or intermittent stream, river, brook, run, creek,
channel, swale, pond, lake or other body of surface water carrying
or holding surface water, whether natural or artificial.
All the land from which water drains into a particular watercourse.
Those areas that are inundated or saturated by surface or
groundwater at a frequency and duration sufficient to support, and
that under normal circumstances do support, a prevalence of vegetation
typically adapted for life in saturated soil condition and as per
the current federal and state manual(s) for identifying and delineating
jurisdictional wetlands. Wetlands include, but are not limited to,
swamps, bogs, marshes, and wet meadows.
Any area or stands of trees, the majority of which are greater
than six inches in caliper at grade and covering an area greater than
1/3 acre, or any stand or grove of mature trees without regard to
minimum area.
An area between the permitted structures and the property
lines.
The Manor Township Zoning Ordinance,[6] as enacted by the Board of Supervisors and as may be amended
from time to time.
