[Ord. 3/29/1990A, § 200; as amended by Ord. 93-2,
2/8/1993, § 5; and by Ord. 07-03, 3/26/2007, § 1]
1.Â
Unless a contrary intention clearly appears, the following words
and phrases shall have for the purposes of this chapter the meanings
given in the following subsections.
2.Â
For the purposes of this chapter, words and terms used herein shall
be interpreted as follows:
A.Â
Words used in the present tense include the future.
B.Â
The singular includes the plural.
C.Â
The word "person" includes an individual, firm, partnership, corporation,
company, association or government entity; including a trustee, a
receiver, an assignee or a similar representative.
D.Â
The word "lot" includes the word "plot" or "parcel."
E.Â
The term "shall" is mandatory.
F.Â
The word "used" or "occupied," as applied to any land or building,
shall be construed to include the words "intended," "arranged" or
"designed to be occupied."
G.Â
The word "Supervisors" and the words "Board of Supervisors" always
mean the New Hanover Township Board of Supervisors.
H.Â
The word "Commission" and the words "Planning Commission" always
mean the New Hanover Township Planning Commission.
I.Â
The words "Zoning Hearing Board" always mean the New Hanover Township
Zoning Hearing Board.
J.Â
The words "Zoning Officer" always mean the New Hanover Township Zoning
Officer.
3.Â
Any word or term not defined herein shall be used with a meaning
of standard usage.
[Ord. 3/29/1990A, §§ 201 — 263; as amended
by Ord. 93-2, 2/8/1973, §§ 5 — 14; by Ord. 95-8,
9/25/1995, § 2; by Ord. 95-8B, 11/27/2995, §§ 4
— 6; by Ord. 97-7, 10/13/1997, § 27-202; by Ord. 98-6,
6/22/1998, § 1; by Ord. 99-2, 6/28/1999, § 03;
by Ord. 01-4, 10/22/2001, § 1; by Ord. 01-6, 10/22/2001,
§ 8; by Ord. 05-06, 8/22/2005, § 2; by Ord. 06-02,
1/30/2006, § 8; and by Ord. 06-03, 4/24/2006, § 1;
by Ord. 07-03, 3/26/2007, § 3; by Ord. 08-02, 4/14/2008,
§ 2; by Ord. 08-03, 9/22/2008, § 1; by Ord. 09-03,
6/22/2009, § 6; by Ord. 09-04, 8/10/2009, § 1;
and by Ord. 17-03, 3/27/2017]
ACCESSORY BUILDINGSee "building, accessory."
ACCESSORY USESee "use, accessory."
An enterprise that is actively engaged in the commercial
production and preparation for market of crops, livestock and livestock
products and in the production, harvesting and preparation for market
or use of agricultural, agronomic, horticultural, silvicultural and
acquicultural crops and commodities. The term includes an enterprise
that implements changes in production practices and procedures or
types of crops, livestock, livestock products or commodities produced
consistent with practices and procedures that are normally engaged
by farmers or are consistent with technological development within
the agricultural industry.
The use of land for agricultural purposes, including farming,
dairy, pasturage, apiculture, horticulture, floriculture, viticulture,
silviculture and aquiculture and animal and poultry husbandry and
the necessary accessory uses for packing, treating and storing the
produce; provided, however, that the operation of any such accessory
uses shall be secondary to that of the normal agricultural activities.
Included in the term "agriculture" is the use of machinery designed
and used for agricultural operations including, but not limited to,
crop dryers, feed grinders, saw mills, hammer mills, refrigeration
equipment, bins and related equipment used to store or prepare crops
for marketing, and those items of agricultural equipment and machinery
defined by the Act of December 12, 1994, P.L. 944, No. 134, known
as the "Farm Safety and Occupational Health Act," 3 P.S. § 1901
et seq. Custom work and the movement of crops harvested off-site to
the farmstead property shall be considered normal farming practice.
As applied to a building or structure, a change or rearrangement
in the structural parts, or an enlargement or diminution, whether
by extending on a side or by increasing in height, or the moving from
one location or position to anther. The change or rearrangement of
nonstructural parts to enlarge or diminish the size or bulk of a building
or structure. Any change that would convert an existing building into
a different structure, adapt it to a different use or, which in the
case of a nonconforming use, would prolong the life of such use.
FLOOR AREAThe sum of the areas of the several floors of the building or structure, including areas used for human occupancy or required for the conduct of the business or use, and basements, attics and penthouses, as measured from the exterior faces of the walls. It does not include cellars, unenclosed porches, attics not used for human occupancy, nor any floor space in an accessory building, nor in the main building intended or designed for the parking of motor vehicles in order to meet the parking requirements of this chapter, nor any such floor space intended and designed for accessory heating and ventilating equipment.
GROSS LEASABLE AREAThe total floor area designed for tenant or owner occupancy and use, including basements, mezzanines, storage areas and upper floors, if any, expressed in square feet and measured from the center line of common partitions and from outside wall faces.
LOT AREAThe area contained within the property lines of the individual parcels of land shown on a subdivision plan or required by this chapter, excluding any area within an existing or designated ultimate street right-of-way, or any area required as open space under this chapter. See § 27-1903, Exceptions to Minimum Lot Areas.
The point above a waterway which defines the maximum height
of channel flow of a waterway. It is either determined visually or
computed as an elevation using the peak rate of runoff from a two-year
storm event.
That portion of a building that, partly or completely, is
below grade (see "story above grade."
A room having a minimum area of 70 square feet, located in
a dwelling and of proportions clearly usable, on a regular basis,
for sleeping. Dens, family rooms and other rooms which, in the opinion
of the Township, are not suitable for regular use as sleeping rooms
shall not be counted as bedrooms for the purposes of this chapter.
A person, except family, occupying any room or group of rooms
forming a single, habitable unit used or intended to be used for living
and sleeping, but not for cooking or eating purposes, and paying compensation
for lodging or board and lodging by prearrangement for a week or more
at a time to an owner or operator. Any person occupying such room
or rooms and paying such compensation without prearrangement for less
than a week at a time shall be classified for purposes of this chapter
not as a roomer, boarder or lodger, but as a guest of a commercial
lodging establishment (motel, hotel, inn, guesthouse, tourist home).
A structure under roof, used for the shelter or enclosure
of persons, animals or property. The word "building" shall include
any part thereof.
BUILDING, ACCESSORYA subordinate building located on the same lot as a principal building and clearly incidental and subordinate to the principal building. Any portion of a principal building devoted or intended to be devoted to an accessory use is not an accessory building.
BUILDING, PRINCIPALA building in which is conducted, or is intended to be conducted, the principal use of the lot on which it is located.
The percentage of the lot area covered by the aggregate of
the maximum horizontal cross-section areas of all buildings on a lot
above the ground level measured at the greatest outside dimensions
excluding cornices, eaves, gutters and as otherwise qualified elsewhere
in this chapter.
That area of the lot that has no development restrictions. The building envelope shall not include the area of any required setbacks, buffer yards, natural features within 100% protection standard and the portion of those natural features that may not be developed or intruded upon as specified in § 27-2101, Natural Resource Protection Standards.
A vertical distance measured from the elevation of the finished grade at the front of the building or structure to the mean height of the highest roof surface. If a building faces onto more than one street, the maximum height requirement shall refer to the average of the mean height of the highest roof surface measured from the elevation of the finished grade for each facade of the building which fronts on a street. See § 27-1910, Height, and § 27-1911, Height Limitations of Fences and Walls.
The minimum front yard, as herein designated, for each use
and each district, measured at a distance equal to and no greater
than the minimum front yard from the street line as defined in "street
line." For exceptions, see "rear lot."
The minimum distance between buildings. The minimum building
spacing shall be measured from the outermost wall or projection, excluding
bay windows, chimneys, flues, columns, ornamental features, cornices
and gutters. These exceptions may encroach no more than two feet.
Real estate, portions of which are designated for separate
ownership and the remainder of which is designated for common ownership
solely by the owners of those portions. Real estate is not a condominium
unless the undivided interests in the common elements are vested in
the unit owners. A condominium is a unit with all of the following
characteristics:
The unit may be any permitted land use. A condominium is an
ownership arrangement, not a land use.
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, 68 Pa.C.S.A. § 3101 et seq., and in accordance with the provisions for open space, roads or other development features in this chapter and Chapter 22, Subdivision and Land Development.
A measure of the number of dwelling units per lot area acre.
Density shall be expressed in dwelling units per acre.
A single detached dwelling unit on an individual lot with
private yards on all sides of the house.
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
or the storage of equipment or materials.
Any commercial business, including an eating or drinking
establishment, retail business, bank or related use, or service offering
refreshments, entertainment, or services to patrons, who purchase
and/or consume such refreshments, entertainment, or services on the
premises and/or outside of the building, including patrons who may
be served in their automobiles. These facilities include stacking
lanes directly serving a service area, the service window where transactions
such as sales of medication, food or other uses takes place, and the
exit lanes not otherwise associated with exit lanes from a parking
area.
A single unit providing complete independent living facilities
for one or more persons, including permanent provisions for living,
sleeping, eating, cooking and sanitation.
A person who is employed or is engaged in gainful activity.
For the purposes of this chapter, the term shall refer to the maximum
number of employees on duty at any time at a place of business, whether
the employees are full or part time. If shifts are involved in which
two shifts overlap, it refers to the total of both shifts.
An enterprise that is actively engaged in the removal of
any aggregate or mass of mineral matter including, but not limited
to, limestone and dolomite, sand and gravel, rock and stone, earth,
fill, slag, iron ore, zinc, copper, or vermiculite and clay, anthracite
and bituminous coal, coal refuse, peat, crude oil and natural gas.
The term includes an enterprise that implements changes in extractive
practices and procedures consistent with technological development
within the mining industry.
Any number of persons related by blood, foster relationship,
marriage or adoption and, in addition, any domestic servants or gratuitous
guests thereof; or a group of not more than five persons who need
not be so related and, in addition, domestic servants thereof, who
are living together in a single, nonprofit dwelling unit and maintaining
a common household with single cooking facilities. A roomer, boarder
or lodger shall not be considered a member of the family. Notwithstanding
anything herein contained, family shall also be deemed to include
any number of mentally or physically handicapped persons occupying
a dwelling unit as a single housekeeping unit, if such occupants are
handicapped persons as defined in Title VII of the Civil Rights Act
of 1968, as amended by the Fair Housing Amendments Act of 1988, in
which instance such unrelated individuals shall have the right to
occupy a dwelling unit in the same manner and to the same extent as
any family unit as herein defined. Occupation of the dwelling unit
shall be subject to confirmation by the representatives of the Montgomery
County Health Department or Code Enforcement Officer, whichever is
applicable, that sanitary sewage facilities, whether onsite or municipal
in nature, potable water supply and off-street parking are sufficient
to address the needs of the total number of individuals occupying
the dwelling unit.
Areas adjoining streams, ponds or lakes subject to floodwater inundation during the one-hundred-year recurrence interval flood. The areas considered to be floodplain within New Hanover Township shall include those areas identified as being subject to the one-hundred-year flood in the Flood Insurance Study (FIS) prepared for Montgomery County, Pennsylvania, by the Federal Insurance Administration, dated October 19, 2001, and the accompanying Flood Boundary and Floodway Map, dated October 19, 2001, or the most recent revision thereto, and FEMA-approved revisions and additions. This definition includes those portions of the floodplain identified below. Refer to §§ 27-2101, 27-2102 and 27-2103 for protection standards.
APPROXIMATE ONE-HUNDRED-YEAR FLOOD BOUNDARYThat portion of the floodplain as identified in the Flood Insurance Study for which no detailed flood profiles or one-hundred-year flood elevations have been provided.
FLOOD FRINGEThat portion of the floodplain which is outside the floodway.
FLOODWAYThat portion of the floodplain including any watercourse channel and adjacent land areas which must be reserved to carry the one-hundred-year recurrence interval flood without cumulatively increasing that flood elevation more than one foot.
Areas subject to periodic flooding and listed in the Soil Survey of Montgomery County, Pennsylvania, U.S. Department of Agriculture, Soil Conservation Service, April, 1967, as being subject to "flooding." Refer to §§ 27-2101, 27-2102 and 27-2103 for protection standards. Floodplain soils may include, but are not limited to, the following soil types:
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Bermudian silt loam
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Bm
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Bouldery alluvial land
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Bo
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Bowmansville silt loam
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Bp
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Coduras silt loam
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Ch
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Hatboro silt loam
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Ha
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Rowland silt loam
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Rt
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See "area, floor."
The ratio of the floor area to the lot area, as determined
by dividing the floor area by the lot area.
The science of planting and taking care of forests.
Water occurring in a saturated zone or stratum percolating
beneath the surface of land and for the purpose of this chapter shall
include water emanating or generated from any underground aquifer,
spring, infiltration gallery or artesian water source.
A soil that is saturated, flooded or ponded long enough during
the growing season to develop anaerobic conditions that favor the
growth and regeneration of wetlands vegetation. Wetlands vegetation
are those plant species that have adapted to the saturated soils and
periodic inundations occurring in wetlands as classified in the Soil
Survey of Montgomery County, Pennsylvania, U.S. Department of Agriculture,
Soil Conservation Service, April, 1967. Hydric soils may include,
but are not limited to, the following soil types:
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Bowmansville silt loam
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Bp
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Bowmansville silt loam, local alluvium
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BrA, BrB
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Croton silt loam
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CrA, CrB2
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Croton very stony silt loam
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CsB
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Doylestown silt loam
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DsA, DsB2
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Hatboro silt loam
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Ha
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Watchung silt loam
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WaA, WaB
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Watchung very stony silt loam
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Wc
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Those surfaces which do not absorb water. All buildings,
parking areas, driveways, roads, sidewalks and any areas in concrete,
asphalt and packed stone shall be considered impervious surfaces within
this definition. In addition, other areas determined by the Township
Engineer to be impervious within the meaning of this definition will
also be classed as impervious surfaces.
A parcel of land, used or set aside and available for use
as the site of one or more buildings and any buildings accessory thereto
or for any other purpose, in one ownership and not divided by a street,
nor including any land within the right-of-way of a public street
upon which said lot abuts, even if the ownership to such right-of-way
is in the owner of the lot. A lot for the purpose of this chapter
may or may not coincide with a lot of record. A lot shall front on
a public street.
CORNER LOTA lot which has an interior angle of less than 135° at the intersection of two street lines. A lot abutting upon a curved street or streets shall be considered a corner lot if the tangent to the curve at the points beginning with the lot or at the points of intersection of the side lot lines with the street lines intersect at an angle of less than 135°.
LOT AREASee "area, lot."
LOT DEPTHThe distance from the street line of the lot to its opposite rear line, measured in the general direction of the side lines of the lot.
LOT FRONTAGESee "lot width" below.
LOT WIDTHThe width of the lot measured both at the ultimate right-of-way line and at the specified distance of the required building setback line, and no farther, as defined in "building setback line." For lots bordering on the circular portion of a cul-de-sac street, the lot width shall be determined at the minimum building setback line rather than the ultimate right-of-way line. See § 27-1905, Exception to Minimum Lot Width; Rear Lots.
REAR LOTA lot which does not have the required minimum lot width at the ultimate right-of-way line, but has direct access to a public street through a narrow strip of land which is part of the same lot. The lot lines of the narrow portion of the lot (the lane) are parallel or nearly parallel. See § 27-1905, Exception to Minimum Lot Width; Rear Lots.
THROUGH LOT (DOUBLE FRONTAGE LOT)An interior lot having frontage on two parallel or approximately parallel streets.
Source: Moskowitz and Lindbloom, The Illustrated Books of Development
Definitions (1981 Rutgers University). Refer to illustrations in the
definition of "yard."
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LOT LINEAny boundary line of a lot.
LOT LINE, REARAny lot line which is parallel or within 45° of being parallel to a street line, except for a lot line that is itself a street line, and except that in the case of a corner lot, all lot lines that are not street lines shall be considered side lot lines. In the case of a lot having no street frontage or a lot of an odd shape, only the one lot line furthest from any street shall be considered a rear lot line.
LOT LINE, SIDEAny lot line which is not a street line or a rear lot line.
STREET LINESee "street line."
Sample Lot Configurations: Letters correspond to the above definitions.
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Any aggregate or mass of mineral matter, whether or not coherent.
The term includes, but is not limited to, limestone and dolomite,
sand and gravel, rock and stone, earth, fill, slag, iron ore, zinc,
copper, or vermiculite and clay, anthracite and bituminous coal, coal
refuse, peat, crude oil and natural gas.
An enterprise that is actively engaged in the removal of
any aggregate or mass of mineral matter, including, but not limited
to, limestone and dolomite, sand and gravel, rock and stone, earth,
fill, slag, iron ore, zinc, copper, or vermiculite and clay, anthracite
and bituminous coal, coal refuse, peat and crude oil and natural gas.
The term includes an enterprise that implements changes in extractive
practices and procedures consistent with technological development
within the mining industry.
A transportable, single-family dwelling unit intended for permanent occupancy, office or place of assembly, contained in one unit, or in two units designed to be jointed 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. For the purposes of this part, any inhabited mobile home shall be considered a detached dwelling unit and as such shall be subject to all applicable regulations in this or other Township ordinances. As a structure, a mobile home shall be used only in conformance with § 27-305 and Parts 4 through 8.
A parcel of land in a mobile home park, improved with the
necessary utility connections and other appurtenances (accessory attachments)
necessary for the erection thereon of a single mobile home.
A dwelling unit erected on a foundation and made of one or
more sections built in a factory. The completed unit shall meet the
building code in effect.
Land used for noncommercial purposes including recreation, agriculture, resource protection or amenity; is freely accessible to all residents of the development; and is protected by the provisions of this chapter and Chapter 22, Subdivision and Land Development, to ensure that it remains in such uses. Open space does not include land occupied by nonrecreational buildings, roads or road rights-of-way; nor does it include the yards or lots of dwelling units, nonresidential buildings, or parking areas as required by the provisions of this chapter. Open space for recreational uses may contain impervious surfaces; and such surfaces shall be included in the calculation of the impervious surface ratio. Refer to § 27-2104, Open Space in Residential Developments, for limitations on the use of open space for buffer yards, utility easements, community sewage systems and/or stormwater management improvements.
A measure of the intensity of land use. It is arrived at
by dividing the total amount of open space within the site by the
base site area.
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 under a
written lease, who has written authorization of the legal owner, shall
be deemed to be landowner for the purpose of this chapter.
PRINCIPAL BUILDINGSee "building, principal."
PRINCIPAL USESee "use, principal."
Any infrastructure facility, building, structure, service
or combination thereof, or a fee-in lieu of such improvement, intended
for use by the general public or land approved for such use, that
is owned, leased, operated and/or controlled by a local governmental
entity or a private entity performing governmental functions. Public
facilities must be community-serving and may be developed for local
neighborhood communities or the Township as a whole. Such facilities
include, but are not limited to, the following: fire and police stations,
public libraries, swimming pools, athletic fields, a public transportation
center, public administration or maintenance building.
The process of creating woodlands with three distinct layers
of vegetation: canopy trees, understory shrubs or trees, and herbaceous
groundcover plants. Reforestation can occur through both natural regeneration
and through active management and planting.
Land set aside for use as a street, alley or other means
of travel.
EXISTING RIGHT-OF-WAYThe legal right-of-way as established by the commonwealth or other appropriate governing authority and currently in existence.
ULTIMATE RIGHT-OF-WAYThe right-of-way deemed necessary to provide adequate width for future street improvements.
Land adjacent to a stream, lake, pond, wetlands, or waterway.
Riparian areas form the transition between the aquatic and the terrestrial
environment.
A method of removing small groups of trees scattered throughout
a woodland in order to retain the biodiversity of the woodland while
allowing limited harvesting of trees.
COMMUNITY SEWAGE SYSTEMA system, in an area not currently serviced by or proposed for public sewer service, for the treatment of effluent from two or more homes that is applied to the land either on the surface or below.
PRIVATE SEWERAn "on-lot" disposal system providing for disposal of effluent for only one building or a group of buildings on a single lot.
PUBLIC SEWERA public sewer is any municipal sewer system in which sewerage is collected and piped to an approved sewage disposal plant or central septic tank disposal system. It may also be referred to as "off-lot" or "off-site" sewer. This shall include capped sewers when installed to Township specifications.
See § 27-2302, Projecting Sign.
The ownership of a lot by one or more persons, partnerships
or corporations, which ownership is separate and distinct from that
of any adjoining lot.
The site shall be defined in the deed. This area shall be
determined from an actual site survey rather than from a deed description.
When required by this chapter, a minimum area required for a specified
use, form of development or subdivision. In the determination of the
minimum site area required for the specific use of land or structure,
any portion of the parcel designated in a different zoning district
classification shall not be included.
The area of the site at which may be altered, disturbed or regraded for development purposes. The net buildable site area could contain buildings, roads, parking areas, sewage systems and stormwater management facilities. The net buildable site area would not contain required open space, recreation areas and natural resource protection areas. See § 27-2102, Subsection 1C, for the specific calculations.
A story is that portion of a building included between the
surface of any floor and the surface of the floor next above it, or
if there is no floor above it, then the space between the floor and
the ceiling next above it and including those basements used for the
principal use.
Source: Moskowitz and Lindbloom, The Illustrated Books of Development
Definitions (1981 Rutgers University)
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Any story having its finished floor surface entirely above
grade, except that a basement shall be considered as a story above
grade where the finished surface of the floor above the basement is:
A strip of land including the entire ultimate right-of-way
including street, avenue, boulevard, road, highway, freeway, parking,
lane or viaduct publicly or privately owned, serving primarily as
a means of vehicular and pedestrian travel, furnishing access to abutting
properties, which may also be used to provide space for sewers, public
utilities, shade trees and sidewalks.
The dividing line between the street and the lot. The street
line shall be the same as the legal right-of-way; provided, that where
an ultimate right-of-way width for a road or street has been established,
then that width shall determine the location of the street line.
A combination of materials assembled, constructed or erected
at a fixed location on or in land or water, including a building or
a mobile home, whether or not affixed to the land.
Material immediately underlying topsoil, consisting of, but
not limited to, either singly or in combination, clay, sand, gravel
or crushed rock but not including bedrock or other impervious surface,
as more fully defined and set forth in the most recently adopted and
approved Montgomery County soil survey, exclusive of the "A" Horizon.
The science or technology of communications by electronic
transmission of impulses as by telegraph, cable, telephone, radio,
television, microwave, earth station broadcast/cable television communications
and other similar technology not otherwise enumerated and as may evolve
after enactment of this chapter.
The top most layer of ground cover containing humus in some
concentration capable of supporting plant growth as more fully defined
and set forth in the most recently adopted and approved Montgomery
County soil survey under the designation of the "A" Horizon, but not
including subsoil.
Any activity, occupation, business or operation carried on,
or intended to be carried on, in a building or other structure or
on a tract of land.
A use located on the same lot with a principal use, and clearly
incidental or subordinate to, and in connection with, the principal
use.
The main use on a lot.
Those services customarily rendered by public utility corporations,
municipalities or municipal authorities, in the nature of electricity,
gas, telephone, water and sewerage, including the appurtenances used
in connection with the supplying of such services (buildings, wires,
pipes, poles and the like).
ON-LOT WATERA system for supplying and distributing water to a single dwelling or other single use from a source located on the same lot.
PUBLIC WATERA system of water collection, storage, transmission and delivery which is proposed to service a community of similarly situated residential, commercial and/or industrial properties constructed in accordance with the terms, conditions and provisions for the construction of similar systems that now or hereafter adopted by the Board of Supervisors of New Hanover Township or any delegated agency or body thereof and any and all other additional terms, conditions and restrictions of construction and operation as may be now or hereafter adopted and enacted by any applicable federal, state or county body having authority with reference to public water supplies, which system upon completion shall be tendered in an offer of dedication without cause to the Board of Supervisors of the Township of New Hanover or its delegated agent subject to the private operation under an appropriate certificate of public convenience or other approved method of ownership and operation in the event that such offer of dedication to the Township is not accepted.
A stream, creek, river, pond, lake, or other watercourse
or waterbody.
Areas of undrained, saturated soils supporting wetland vegetation,
where the water table is at or near the surface or where shallow water
covers the area due to permanent or seasonal inundation of surface
or ground water. For the purposes of this chapter, wetlands are identified
as areas meeting one of the two following criteria:
All areas comprised of hydric soils and all adjacent soil types
with inclusion of hydric components.
Areas as determined and delineated on a specific site by an environmental consultant experienced and qualified in the delineation of wetlands. Where hydric soils exist and a wetlands determination has been completed, the wetlands determination shall govern the location of the wetlands boundary. All wetlands determinations completed by environmental consultants shall follow the PA DEP accepted guidelines for the determination of wetlands. Where soil types with inclusion of hydric components exist adjacent to hydric soils a wetlands evaluation may be completed by an environmental consultant experienced in the determination of the existence of wetlands. When the evaluation determines the absence of hydric components in the soils adjacent to the hydric soils, the wetlands boundary shall be considered as the limits of the hydric soil. All wetland determination and wetland evaluation studies shall be subject to review and approval by the Board of Supervisors on the recommendation of the Township Engineer. See the definition of "hydric soils." See "Mapping Units With Inclusions of Hydric Components," published by the Natural Resources Conservation Service, included in the definition of "hydric soils" for a list of soil types with hydric components. Refer to § 27-2101, Subsection 1F, for protection standards.
Woodlands are areas comprised of one or more acres of mature or largely mature trees in which the largest trees measure at least six inches dbh (diameter at breast height or 4.5 feet above the ground). The woodland shall be measured from the drip line of the outer trees. Woodlands are also 10 or more individual trees which measure at least 10 inches dbh and form a contiguous canopy. Refer to § 27-2101, Subsection 1D, for protection standards.
An open space unobstructed from the ground up except for permitted projections and plantings, on the same lot with a structure, extending along a lot line or street line and inward to the structure. The size of the required yard shall be that minimum area as set forth in the underlying zoning district for each of the types of yards described further herein. See § 27-1907, Projections into Required Yards, § 27-1908, Accessory Buildings in Required Yards, and § 27-1909, Fences, Hedges and Walls in Required Yards.
YARD, FRONTA yard located between a structure and a street line and extending the entire length of the street line. The minimum size of the required front yard shall be as specified in the underlying zoning district. In the case of a corner lot, the yards extending along all streets are front yards. In the case of a lot, other than a corner lot, that fronts on more than one street, the yards extending along all streets are front yards and shall conform to front yard requirements. See § 27-1905, Exception to Minimum Lot Width; Rear Lots.
YARD, REARA yard located between a structure and rear lot line and extending the entire length of the rear lot line. The minimum size of the required rear yard shall be as specified in the underlying zoning district.
YARD, SIDEA yard between a structure and a side lot line, extending from the front yard to the rear yard. In the case of a lot having no street frontage or a lot of odd shape, any yard that is not a front yard or a rear yard shall be considered a side yard. The minimum size of the required side yard shall be as specified in the underlying zoning district.
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|
Mapping Units with Inclusions or Hydric Components
Montgomery County, Pennsylvania
| |||
|---|---|---|---|
|
Map Symbol
|
Name
|
Hydric Component
|
Location Notes
|
|
AbA
|
Abbottstown silt loam, 0 to 3% slopes, moderately eroded
|
Croton
|
Depressions
|
|
AbB2
|
Abbottstown silt loam, 3 to 8% slopes, moderately eroded
|
Croton
|
Depressions
|
|
B1B2
|
Beltsville silt loam, 2 to 6% slopes, moderately eroded
|
Poorly drained soil
|
Depressions
|
|
Bm
|
Bermudian silt loam
|
Bowmansville
|
Bottom lands
|
|
Bo
|
Bouldery alluvial land
|
Bowmansville
|
Bottom lands
|
|
CfA
|
Chalfont silt loam, 0 to 3% slopes
|
Doylestown
|
Depressions
|
|
CfB2
|
Chalfont silt loam, 3 to 8% slopes, moderately eroded
|
Doylestown
|
Depressions
|
|
Ch
|
Codorus silt loam
|
Hatboro
|
Depressions
|
|
GsA
|
Glenville silt loam, 0 to 3% slopes
|
Wet spots
|
Depressions, drainageway
|
|
GsB2
|
Glenville silt loam, 3 to 8% slopes, moderately eroded
|
Wet spots
|
Depressions, drainageway
|
|
K1B2
|
Klinesville shaly silt loam, 3 to 8% slopes, moderately eroded
|
Seep spots1
|
Seep areas
|
|
KsB3
|
Klinesville very shaly silt loam, 3 to 8% slopes, severely eroded
|
Seep spots1
|
Seep areas
|
|
KsC3
|
Klinesville very shaly silt loam, 8 to 15% slopes, severely
eroded
|
Seep spots1
|
Seep areas
|
|
LeA
|
Lawrenceville silt loam, 0 to 3% slopes
|
Doylestown
|
Low flats
|
|
LeB2
|
Lawrenceville silt loam, 3 to 8% slopes, moderately eroded
|
Doylestown
|
Low flats
|
|
LhA2
|
Lehigh channery silt loam, 0 to 3% slopes, moderately eroded
|
Croton
|
Low flats, depressions
|
|
LhB2
|
Lehigh channery silt loam, 3 to 8% slopes, severely eroded
|
Croton
|
Swales, depressions
|
|
LhB3
|
Lehigh channery silt loam, 8 to 15% slopes, severely eroded
|
Croton
|
Swales, depressions
|
|
LhC2
|
Lehigh channery silt loam, 8 to 15% slopes, moderately eroded
|
Croton
|
Swales, depressions
|
|
LhC3
|
Lehigh channery silt loam, 8 to 15% slopes, severely eroded
|
Croton
|
Swales, depressions
|
|
LsB
|
Lehigh very stony silt loam, 0 to 8% slopes
|
Croton
|
Swales, depressions
|
|
LsD
|
Lehigh very stony silt loam, 8 to 25% slopes
|
Croton
|
Swales, depressions
|
|
Ma
|
Made land, diabase, gabbro materials
|
Wet spots1
|
Swales, depressions
|
|
Mb
|
Made land, land fill and sediment basins
|
Wet spots1
|
Swales, depressions
|
|
Mc
|
Made land, limestone materials
|
Wet spots1
|
Depressions
|
|
MdB
|
Made land, schist and gneiss materials, sloping
|
Wet spots1
|
Depressions
|
|
MdD
|
Made land, schist and gneiss materials, strongly sloping
|
Wet spots1
|
Depressions
|
|
MeB
|
Made land, shale and sandstone materials, sloping
|
Wet spots1
|
Depressions
|
|
MeD
|
Made land, shale and sandstone materials, strongly sloping
|
Wet spots1
|
Depressions
|
|
MoA
|
Mount Lucas silt loam, 0 to 3% slopes
|
Watchung
|
Depressions
|
|
MoB2
|
Mount Lucas silt loam, 3 to 8% slopes, moderately eroded
|
Watchung
|
Depressions
|
|
MoC2
|
Mount Lucas silt loam, 8 to 15% slopes, moderately eroded
|
Watchung
|
Depressions
|
|
MuB
|
Mount Lucas very stony silt loam, 0 to 8% slopes
|
Watchung
|
Depressions
|
|
MuD
|
Mount Lucas very stony silt loam, 8 to 25% slopes
|
Watchung
|
Depressions
|
|
RaA
|
Raritan silt loam, 0 to 3% slopes
|
Wet spots
|
Depressions
|
|
RaB2
|
Raritan silt loam, 3 to 8% slopes, moderately eroded
|
Wet spots
|
Depressions
|
|
ReA
|
Readington silt loam, 0 to 3% slopes
|
Croton
|
Depressions
|
|
ReB2
|
Readington silt loam, 3 to 8% slopes, moderately eroded
|
Croton
|
Depressions, drainage
|
|
ReC2
|
Readington silt loam, 8 to 15% slopes moderately eroded
|
Croton
|
Depressions, drainage
|
|
RsA2
|
Reaville shaly silt loam, 0 to 3% slopes, moderately eroded
|
Croton
|
Depressions, drainage
|
|
RsB2
|
Reaville shaly silt loam, 3 to 8% slopes, moderately eroded
|
Croton
|
Depressions, drainage
|
|
RsB3
|
Reaville shaly silt loam, 3 to 8% slopes, severely eroded
|
Croton
|
Depressions, drainage
|
|
RsC3
|
Reaville shaly silt loam, 8 to 15% slopes, severely eroded
|
Croton
|
Depressions, drainage
|
|
Rt
|
Rowland silt loam
|
Bowmansville
|
Bottom lands
|
|
Ru
|
Rowland silt loam, coal overwash
|
Bowmansville
|
Bottom lands
|
|
RwA
|
Rowland silt loam, local alluvium, 0 to 3% slopes
|
Bowmansville
|
Bottom lands
|
|
RwB
|
Rowland silt loam, local alluvium, 3 to 8% slopes
|
Bowmansville
|
Bottom lands
|
|
NOTES:
| |
|
1 May need soil scientist's verification.
|
