Unless otherwise expressly stated, the following words and phrases
shall be construed throughout this chapter to have the meanings indicated
below:
A.Â
The present tense includes all other tenses; the singular includes
the plural, and the plural includes the singular; the masculine gender
includes the feminine and neuter; the words "used" includes the words
"designed" or "arranged"; the word "person" includes any individual,
estate, trust, fiduciary, partnership, association, corporation or
any other organization or entity, including the principal officers
thereof or any person or entity acting directly or indirectly by,
through or under any of the foregoing; the word "occupied" includes
the words "designed or intended to be occupied"; the word "structure"
includes the word "building"; the word "shall" is always mandatory;
the words "as amended" as applied to any statute, ordinance, code,
regulation, plan or map, includes replacements, supplements or restatements
thereof; and reference to a particular article, section or subsection
which inherently refers to other articles, sections or subsections
includes all articles, sections or subsections referred to.
B.Â
The word "Township" means Springfield Township, Delaware County,
Pennsylvania; the term "Board of Commissioners" means the Board of
Commissioners of the Township; and the term "Planning Commission"
means the Planning Commission of the Township.
C.Â
The terms "such as" and "including" are intended to introduce matters
which are illustrative of the meaning of the sentence, clause or phrase
in which such terms appear, without limiting or derogating from the
general application of the sentence, clause or phrase in which such
terms appear.
A.Â
ABANDON
ABUTTING OWNER
ACCELERATED EROSION
ACCELERATION LANE
ACCEPTABLE OUTFALL
ACCESS
ACCESSORY BUILDING
ACCESSORY USE
ACCESSWAY
ADVERSE EFFECTS
AGENT
AGRICULTURAL USE; AGRICULTURE
ALLEY
ALTERATION
ALTERATION OF BUILDING OR STRUCTURE
ALTERNATIVES
ANTECEDENT CONDITIONS
APPLICANT
APPLICATION FORM
APPLICATION FOR SUBDIVISION AND/OR LAND DEVELOPMENT
ARCHITECT
BEARINGS AND DISTANCES
BENEFICIAL EFFECTS
BERM
BIOLOGICAL RESOURCES
BLOCK
BUILDABLE AREA
BUILDER
BUILDING
BUILDING PERMIT
CALIPER
CAPPED SEWERS
CARTWAY
CATCH BASIN
CENTER LINE OF STREET OR ROAD
CERTIFICATE OF OCCUPANCY
CHANNEL
CLEAR SIGHT DISTANCE
CLEAR SIGHT TRIANGLE
COMMON OPEN SPACE
COMMUNITY FACILITIES
COMPREHENSIVE PLAN
CONDOMINIUM
CONSERVATION PLAN
CONSTRUCTION
CONTOUR
CUL-DE-SAC
CULTURAL ENVIRONMENT
CULVERT
CURB
CUT
DATE OF FILING
DATUM
DECELERATION LANE
DEDICATION
DEED
DESIGN PROFESSIONAL
DESIGN STANDARDS
DETENTION BASIN
DEVELOPER
DEVELOPMENT
DITCH
DIVERSION CHANNEL
DRAINAGE
DRAINAGE EASEMENT
DRAINAGE FACILITY
DRAINAGE PLAN
DRAINAGEWAY
DRIVEWAY
DRY WELL
EARTHMOVING ACTIVITY
EASEMENT
ECONOMIC AND FISCAL CHARACTERISTICS
EGRESS
ELEVATION
ENGINEER
ENLARGEMENT
ENVIRONMENT
ENVIRONMENTAL IMPACT ASSESSMENT REPORT
EXCAVATION
FILL
FLOOD
FLOOD FRINGE
FLOOD HAZARD AREA
FLOODING
FLOOD, ONE-HUNDRED-YEAR
FLOODPLAIN
FLOOD-PRONE AREA
FLOODWAY
FORESTED AREAS
FREESTANDING TREE
FUNCTIONAL CLASSIFICATION OF STREETS, ROADS AND HIGHWAYS
GRADE
GRADE, EXISTING
GRADE, FINISHED
GRADE, PROPOSED
GRADING
GROUNDWATER RECHARGE
GUARANTY, COMPLETION
GUARANTY, MAINTENANCE
GUTTER
HISTORIC RESOURCES
IMPACT
IMPERVIOUS SURFACE
IMPOUNDMENT
IMPROVEMENT
IMPROVEMENTS
(1)Â
(a)Â
(b)Â
(c)Â
(d)Â
(e)Â
(2)Â
(3)Â
IMPROVEMENTS AGREEMENT
INFILTRATION STRUCTURE
INFRASTRUCTURE
INGRESS
INTERIOR WALK
INVERT
LAND DEVELOPMENT
(1)Â
(a)Â
(b)Â
(2)Â
LAND DEVELOPMENT PLAN
LANDOWNER
LAND PLANNER
LANDSCAPE ARCHITECT
LAND USE
LEASEHOLD
LOAD-BEARING FILL
LONG-TERM EFFECTS
LOT
LOT, CORNER
LOT COVERAGE
LOT DEPTH
LOT, FLAG
LOT LINE
LOT, THROUGH
LOT WIDTH
MARKER
METES AND BOUNDS
MITIGATION
MONUMENT
NATURAL ENVIRONMENT
NOTABLE TREES
OFFICIAL MAP
OFFICIAL SEWAGE FACILITIES PLAN
ON-LOT SEWAGE DISPOSAL
ON-LOT WATER SUPPLY
PARKING SPACE
PEAK DISCHARGE
PENNSYLVANIA MUNICIPALITIES PLANNING CODE
PERMEABLE
PERSON
PHYSICAL RESOURCES
PLAN
PLAN, AS-BUILT
PLAN, FINAL
PLAN, IMPROVEMENTS CONSTRUCTION
PLAN, LAND DEVELOPMENT
PLAN, PRELIMINARY
PLAN, PROFILE
PLAN, RECORD
PLAN, SKETCH
PLAN, TENTATIVE
PLANTINGS, PLANTING SCREEN
PLAT
POND
PRIMARY EFFECTS
PUBLIC HEARING
PUBLIC NOTICE
PUBLIC RIGHT-OF-WAY
PUBLIC SANITARY SEWERAGE SYSTEM
PUBLIC WATER SYSTEM
REAL PROPERTY
REGULARLY SCHEDULED PUBLIC MEETING
RENEWABLE ENERGY SOURCE
RESTRICTION
RESTRICTIVE COVENANT
RESUBDIVISION
RETENTION BASIN
REUSE
REVIEW
RIGHT-OF-WAY
ROAD
SANITARY SEWAGE
SANITARY SEWER
SCALE
SCREENING
SECONDARY EFFECTS
SECTION
SEDIMENT
SEDIMENT BASIN
SEPTIC SYSTEM
SEPTIC TANK
SEPTIC TANK FILTER FIELD
SEWAGE
SEWER
SEWERAGE
SEWERED AREA
SHADE TREE
SHORT-TERM EFFECTS
SIDEWALK
SILT
SITE
SITE PLAN
SOCIAL AND DEMOGRAPHIC CHARACTERISTICS
SOIL EROSION
SOIL EROSION AND SEDIMENT CONTROL PLAN
SOIL PERCOLATION TEST
SOIL SURVEY
SOLID WASTE
SPECIMEN TREE
STEEP SLOPE
STORM SEWER
STORMWATER
STORMWATER DETENTION
STORMWATER MANAGEMENT PLAN
STREAM
STREET
STREET LINE
STREET, LOCAL CUL-DE-SAC
STREET, LOCAL PRIMARY
STREET, LOCAL SECONDARY
STREET, LOOP
STREET, MAJOR COLLECTOR
STREET, MINOR ARTERIAL
STREET, MINOR COLLECTOR
STREET, PRINCIPAL ARTERIAL
STREET, PRIVATE
STREET TREE
STRIPPING
STRUCTURAL ALTERATION
STRUCTURE
SUBDIVISION
SUBDIVISION PLAN
SUBSTANTIALLY COMPLETED
SURVEYOR
SWALE
TOWNSHIP ENGINEER
TRACT
TRANSPORTATION (CIRCULATION)
TREE MASS
USE
UTILITIES
VERY STEEP SLOPE(S)
VISUAL RESOURCES
WAIVER
WALKWAY
WATERCOURSE
WATER SURVEY
ZONING ORDINANCE
For the purposes of this chapter, the following words, terms and
phrases have the meanings indicated herein:
The act of discontinuing use or activity for a period of
12 consecutive months.
The owner of record of a parcel of land which is contiguous,
at any point, to the parcel for which a zoning change, amendment,
subdivision and/or land development is being considered or which has
frontage on a common road or street (public or private) across from
the subject parcel.
[Amended 5-9-1995 by Ord. No. 1314]
Removal of the surface of the land through the combined action
of man's activities and natural processes at a rate greater than
would occur from natural processes alone.
An added roadway lane which permits integration and merging
of slower moving vehicles into lanes of the main vehicular flow.
The point where stormwater can be released to a channel or
other body of water without causing erosion to or sedimentation of
the receiving channel or other body of water. The outfall shall include
structural and vegetative measures to assure nonerosive velocities
or rates of flow.
A way or means of approach to provide physical ingress to
and egress from a tract or lot.
A building subordinate to the principal permitted building
on a lot and used for purposes customarily incidental to those of
the principal building.
[Amended 5-9-1995 by Ord. No. 1314]
A use conducted on the same lot as a principal permitted
use to which it is related and which is located either within the
same structure(s) or in an accessory building or structure. A use
which is clearly incidental to, and customarily found in connection
with, a particular principal permitted use.
A drive, driveway, aisle, private street or other pavement
which connects parking areas, buildings and other structures to a
road, street or highway.
Results contributing to a harmful or degraded condition and/or
producing an unfavorable result, such as harmful or degraded conditions
to the environment caused by adverse environmental impacts.
Any person or entity, other than the landowner or developer,
who, acting upon written authority for the landowner or developer,
files subdivision and/or land development plans with the Township
for the purpose of obtaining approval thereof.
The cultivating of the soil, the raising of livestock and
poultry and the harvesting of the products of the soil, including
horticulture and forestry, but excluding commercial greenhouses, garden
centers, garden marts or nurseries.
A right-of-way providing secondary vehicular access to the
side or rear of two or more lots.
Any change, including, but not limited to: a change to the
exterior or structural portions of a building; any change to or in
a building which would alter its use classification; or any change
would substantially alter an existing sewage system, traffic condition
or other infrastructure element.
See "structural alteration."
Choices between or among two or more plans, layouts, approaches,
solutions and/or results.
Specified characteristics of the land surface (e.g., meadow)
prior to a proposed disturbance or prior to a rainfall event (e.g.,
amount of moisture in the soil); the basis for calculating increases
in runoff attributable to the disturbance or storms which must be
controlled.
A landowner or developer, who has filed an application for
subdivision and/or land development, as hereinafter defined, including
heirs, successors, assigns and grantees. The term "applicant" may
include a landowner or developer who has filed an application for
conditional use, special exception or other required approvals.
A form available from the Township Secretary (included in
the Appendix of this chapter)[1] which is to be used to provide information to aid in the
review of a subdivision and/or land development plan and for general
administrative purposes.
The action to complete, sign and file an application form
as therein provided and as provided by this chapter, which shall also
include the filing of the number and type of plans, documents and
other submissions required by this chapter for the review and/or approval
of a preliminary or tentative plan and thereafter, a final plan, and
the necessary fees in accordance with the prevailing application fees;
an application, whether preliminary or final, required to be filed
and approved prior to the conveyance or other transfer of lots and/or
the commencement of construction and development, including an application
for the approval of a subdivision plat or plan and an application
for the approval of a development plan.
A design professional duly registered by the Commonwealth
of Pennsylvania to practice architecture.
See "metes and bounds."
Results contributing to an improvement in condition and/or
producing a favorable outcome or result.
A mound of earth which serves purposes such as directing
the flow of surface water runoff, preventing soil erosion or supporting
plant materials to aid in screening.
Characteristics of the natural environment manifest in its
flora and fauna. The disposition of these characteristics is typically
expressed in vegetation and/or wildlife units such as tree, woodland
or forest stands and related understory and ground cover growth and
aquatic and terrestrial wildlife and/or their habitats.
A developed area bounded by three or more streets.[2]
The area of a lot remaining after the minimum yard and setback requirements of Chapter 143, Zoning, of the Code of the Township of Springfield have been met within which a principal permitted building shall be located. Such setback requirements include yard setback and setbacks from flood hazard and flood fringe areas, and such features as areas of steep slope and very steep slope and easements. The buildable area shall be shown on plans, exclusive of any land in the Flood Hazard District and Steep Slope Conservation District.
A person, who is not necessarily the owner of the land or
agent of the same, who, by contract or other agreement, is charged
with the responsibility of construction of buildings or other structures,
or of making any construction improvements on any lot.
Any structure having a roof supported by columns or walls
or other support and used for the shelter, housing or enclosures of
persons, animals or property, including a public or private garage.
[Amended 5-9-1995 by Ord. No. 1314]
A document issued by the Township granting permission for
the construction, repair, alteration of or addition to a structure.
The diameter of a tree trunk measured at a point 4Â 1/2
feet from the ground surface at the center of the base of the tree
for all existing trees greater than 12 inches in diameter; and at
a point six inches from the ground surface at the center of the base
of the tree for all street trees or shade trees to be planted in accordance
with the requirements of this chapter.
Sanitary sewage facilities which are installed and capped
where existing sanitary sewer facilities are not accessible and available,
but are proposed in the official sewage facilities plan of the Township.
Such facilities shall include sanitary sewers, force mains, pumping
stations and all other appurtenances necessary to serve the entire
subdivision and/or land development.
That area of a road or other street within which vehicles
are permitted, including travel lanes, but not including shoulders,
curbs, gutters, sidewalks or drainage swales.
An inlet designed to intercept and redirect surface waters.
A line equidistant from and parallel to the street, right-of-way
or property lines on each side of the street or road.
A statement signed by the Code Enforcement Officer setting forth that a building, structure or use legally complies with Chapter 143, Zoning, of the Code of the Township of Springfield and other applicable codes and regulations and that the same may be used for the purposes stated therein.
An area which conveys the normal continuous or intermittent
flow of water.
The required length of street clearly visible to the driver
of a vehicle at any given point on the street when the view is obstructed
by traffic. Clear sight distance shall be made from a point 4Â 1/2
feet above the center line of the street surface to a point six inches
above the center line of the street surface.
An area of unobstructed vision at street intersections defined
by lines of sight between points at a given distance from the intersection
of street center lines.
A parcel or parcels of land or an area of water, or a combination
of land and water within a development site, designed and intended
for the use or enjoyment of residents of a development, not including
streets, off-street parking areas and areas set aside for public facilities.
[Amended 9-12-1989 by Ord. No. 1211; 5-9-1995 by Ord. No. 1314]
The services which provide for various community health,
education, safety, leisure and like needs and the locations at which
these services are provided. Typical community facilities include
schools, parks and recreation areas, libraries, hospitals, and other
health care facilities, fire protection, police, ambulance and rescue
service, municipal services and postal services.
[Amended 5-9-1995 by Ord. No. 1314]
The Springfield Township Comprehensive Plan, as may be amended
from time to time, including maps, tables and text which constitute
a policy guide for decisions regarding land use, circulation, community
facilities and utilities within the Township.
A building or group of buildings in which units are owned
individually, and the structure, common areas and facilities are owned
by all of the owners on a proportional undivided basis, all of which
shall be owned and operated under the Pennsylvania Unit Property Act
of 1963, as amended.[3]
A plan filed as and forming a part of the preliminary plan
and the final plan detailing the measures to be taken by the landowner
or developer for the purposes of the protection of watercourses, notable
trees and other important natural features and for the control of
grading, soil erosion and sedimentation and stormwater management.
Any disturbance of the land or the erection of structures
thereon, including the cutting of trees or clearing of brush; provided,
however, that staking or the clearing for survey lines or performing
engineering or other scientific tests to obtain data shall not be
deemed as "construction."
An invisible line on the surface of the earth along which
all points are at the same elevation above sea level. Such lines are
represented on maps relative to data furnished by such agencies as
the United States Geological Survey (USGS) or other organizations
duly certified to produce such information.
A street having vehicular access to and from another street
at one end and terminating in a vehicular turnaround at the other
end.
A representation of man's influence on land and/or water
through the use, organization, adornment and maintenance of property
and structures.
A structure designed to convey water under a street or pedestrian
walk.
A stone or concrete boundary marking the edge of the cartway
or paved area.
A portion of land or other area from which earth has been
removed or will be removed by excavation; or the depth below the original
ground surface or excavated surface.
The date on which a complete application for subdivision
and/or land development has been submitted to and accepted by the
Township Manager.
A reference point from which elevations are measured. The
standard datum is sea level, as established by the United States Geological
Survey (USGS).
An added roadway lane that permits vehicles to slow down
and leave the main vehicular flow.
A gift or other donation of property by the owner thereof
to the Township or other entity, which is formally accepted by the
Township or other entity.
A legal document conveying an estate or other right, title
or interest in property.
An architect, engineer, landscape architect, land planner
or surveyor who prepares plans which are described in this chapter,
according to specific requirements set forth herein.
Standards adopted pursuant to this chapter, appearing in Article V.
A structure designed, built and used to retard surface water
runoff for a period of time sufficient to cause the deposition of
sediment and to reduce the velocity and volume of surface flows leaving
a site.
Any landowner, equitable owner or authorized agent of such
landowner who makes or causes to be made a subdivision of land or
a land development.
A subdivision or land development project.
[Amended 5-9-1995 by Ord. No. 1314]
A small drainage channel.
A channel constructed on, across or at the bottom of a slope.
A system for conveying surface water or groundwater from
the land by facilities or structures which serve to control or otherwise
manage runoff and minimize sedimentation and soil erosion during and
after construction or development.
A right-of-way granted to use private land to facilitate
the flow of water as deemed necessary by the Township within which
the owner shall erect no permanent structures but may use the land
in any other way not inconsistent with the grantee's rights.
Any trench, ditch, swale, gutter, pipe, culvert, storm sewer
or other similar depression or structure designed, intended or constructed
for the purpose of diverting surface water or conveying surface water
or groundwater from a subdivision, land development area or contiguous
areas.
A plan which depicts existing and proposed drainage as required
by this chapter.
Any watercourse or trench, ditch, swale, gutter, pipe, culvert,
storm sewer or other similar depression or structure in which water
flows in a definite direction, either continuously or intermittently,
and has a definite channel, bed and banks, and includes any area adjacent
thereto subject to inundation by reason of overflow.
A strip of land on a lot which provides access for vehicles
to a parking space, garage, dwelling or other structure from a street.
A covered pit with open-jointed lining through which water
from roofs, basement floors or areaways may seep or leach into the
surrounding soil.
Land disturbance activity resulting in the movement of earth
or stripping of vegetative cover from the earth.
A right, privilege or other interest granted or reserved
for the use of land for a particular purpose.
[Amended 5-9-1995 by Ord. No. 1314]
Characteristics related to the expenditures and revenues
in conjunction with the management of income of a household, private
business, community, association and/or government.
An exit.
A vertical distance above or below a fixed reference level;
or a scale drawing of the front, rear or side of a building.
A design professional duly registered by the Commonwealth
of Pennsylvania to practice professional engineering.
An addition to the floor area of an existing building, an
increase in size of another existing structure or an increase in that
portion of a tract of land occupied by an existing use.
The conditions, resources and/or characteristics which exist
within and surround the area to be affected by a proposed subdivision
and/or land development including natural elements such as land, water,
air, minerals, natural flora and natural fauna; and man-made components
such as objects of historic or aesthetic significance, infrastructure
and man-related attributes of a social and economic nature.
An assessment which objectively describes, analyzes and documents
both the beneficial and adverse environmental effects of a proposed
subdivision and/or land development and the measures to be undertaken
to mitigate adverse effects in accordance with the provisions set
forth in this chapter.
[Amended 5-9-1995 by Ord. No. 1314]
Removal or recovery by any means whatsoever of soil, rock,
minerals, mineral substances or organic substances other than vegetation
from water or land or beneath the surface thereof, whether exposed
or submerged.
Material such as sand, gravel, earth and other suitable and
approved composition; or, any act by which earth, sand, gravel, rock
or any other material is placed, pushed, dumped, pulled, transported
or moved to a new location above the natural surface of the ground
or on top of a stripped or otherwise cut surface.
A temporary inundation of normally dry areas.
That portion of the floodplain outside the floodway.
A general or temporary condition of partial or complete inundation
of areas from the overflow of inland waters and/or the unusual and
rapid accumulation of water on or under the ground.
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).
A relatively flat or low land area, adjoining a creek, stream
or other watercourse, which is subject to partial or complete inundation;
or an area subject to the unusual and rapid accumulation or runoff
of surface waters from any source.
The designated area of a floodplain required to carry and
discharge floodwaters of a given magnitude. For the purposes of this
chapter, the floodway shall be capable of accommodating a flood of
the one-hundred-year magnitude.
Those areas of extensive vegetation in which the dominant
plants are trees that are indigenous to the area.
An individual tree that is not part of a tree mass or contiguous
stand of woodland or forest land.
The categorization of streets, roads and highways according
to a hierarchy of service characteristics for which various design
standards have been established.
The slope of a street, road or other installation expressed
as a percent; or the elevation of existing, finished or proposed conditions
as hereinafter defined.
The elevation, relative to a given datum, of the ground surface
prior to any excavation, cut or fill.
The elevation, relative to a given datum, of the ground surface
after completion of any excavation, cut or fill.
The elevation, relative to a given datum, of the ground surface
proposed to be achieved by excavation, cut or fill.
The changing of the surface of the ground by cutting, filling
or excavation, including land in its cut or filled condition.
Replenishment of geologic structures and rock or soil interstices
which have the capacity to store water or permit the transfer of water
to a geologic storage area.
The financial security that may be accepted by the Township
as a guaranty 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.
The financial security that may be accepted by the Township
as a guaranty that improvements required as part of an application
for subdivision and/or land development will be in first-class condition,
state of repair and working order for a specific period of time. Such
financial security shall be similar to that accepted for a completion
guaranty.
That portion within a street right-of-way, outside the cartway,
designed for surface drainage, whether paved or otherwise.
Sites, areas, structures, trails and/or routes which are
valued due to their significance as examples and/or locations of events,
customs, skills and/or arts of the past, including those having a
present significance.
The power of an event to produce changes in a condition.
In the context of impact exerted on the environment, changes which
affect the existing conditions and/or quality are of greatest concern.
A surface which has materials that do not normally absorb
rainfall or surface water, such as buildings, paved parking areas,
paved walks and similar surfaces.
[Amended 6-9-1995 by Ord. No. 1314]
A body of water, such as a pond, detention or retention basin,
confined by a headwall, dike, floodgate or other barrier, in the nature
of a dam.
The act of creating improvements.
Physical additions and changes to land, such as grading,
paving, curbing, fire hydrants, water mains, sanitary sewers, capped
sewers, storm sewers, storm drains, catch basins, culverts, sidewalks,
monuments, crosswalks, bridges, earthworks, streetlights, wells, on-site
sewage disposal systems, street trees and other plantings, planting
screen and other structures that may be necessary to produce usable
and desirable land development. The following activities shall not
be deemed "improvements":
[Amended 5-9-1995 by Ord. No. 1314]
Any earthmoving activity, grading and/or stripping of real property
when the disturbed area is less than:
Three hundred square feet in any Nonresidential District.
Eight thousand five hundred square feet in an A or D Residence
District.
Seven thousand two hundred square feet in a B Residence District.
Five thousand one hundred square feet in a C Residence District.
Five thousand square feet in a Planned Residential Development
Overlay District.
Any physical additions and/or changes to the land (exclusive
of buildings), in Nonresidential Districts, which will not disturb
an area greater than 300 square feet.
The erection of a sign, fence or flagpole.
A list of improvements, approved by the Township, which the
landowner or developer agrees to install as a prerequisite to final
plan approval.
A structure designed to direct the flow of rain into storage
in geologic structures, e.g., French drains, seepage beds, seepage
trenches and the like.
The basic installations and facilities on which the continuance
and growth of a community depend, such as roads, schools, electrical
transmission facilities, transportation and communication systems.
An entrance.
A right-of-way for pedestrian travel across or within a block
or on a lot.
The lowest visible surface of a drainage conduit or channel.
Any of the following activities:
[Amended 13-1989 by Ord.
No. 1200]
The improvement of one lot or two or more contiguous lots, tracts
or parcels of land for any purpose involving;
A group of two or more residential or nonresidential buildings,
whether proposed initially or cumulatively, or a single nonresidential
building on a lot or lots, regardless of the number of occupants or
tenure; or
The division or allocation of land or space, whether initially
or cumulatively, between or among two or more existing or prospective
occupants by means of or for the purpose of streets, common areas,
leaseholds, condominiums, building groups or other features.
A subdivision of land.
A sketch, preliminary or final plan, showing the provisions
for development of a tract of land.
[Amended 5-9-1995 by Ord. No. 1314]
The record holder of legal title to land; the rightful holder
of an option or contract to purchase (whether or not such option or
contract is subject to any condition); a lessee, if he is authorized
expressly under the lease to exercise the rights of the owner; or
other person(s) having a proprietary interest in the land.
A design professional who is recognized as a certified planner
by the American Institute of Certified Planners, an institute of the
American Planning Association.
A design professional duly registered by the Commonwealth
of Pennsylvania to practice landscape architecture.[6]
The use to which land is used, arranged and the like, typically
expressed in terms of the type of activity or development which exists,
such as agricultural, residential, municipal and the like, whether
such use is principal or accessory.
A tenure by lease; property held by lease.
Any facility, earthwork or fill placed in a controlled manner
and compacted to support structural foundations and the buildings
and other structures thereon, vehicular traffic or improvements in
accordance with the highest standards of professional engineering.
Results which are manifest for, or extend over, a long period
of time.
One duly recorded parcel of land on which a permitted use
or building and an accessory use or building may be placed, together
with the required yards and areas required by this chapter, not including
any land within the limits of a street right-of-way upon which the
lot abuts, even if a portion of the right-of-way is maintained by
the owner of the lot.
A lot abutting upon two or more streets, or upon two parts
of the same street, forming an interior angle of less than 135°.
The percentage of the lot area that is occupied by the building
area.
The distance along a straight line drawn from the midpoint
of the front lot line to the midpoint of the rear lot line.
A lot configured in such a way so as to provide a narrow
strip of land serving as access to a building envelope which does
not provide a width, equal to the minimum lot width designated for
the district in which it is located, at all points located directly
opposite the adjacent lot's building envelope. Adjacent lot's
building envelope projections and width measurements must be made
parallel to all streets common to each lot.
[Added 5-9-1995 by Ord. No. 1314[7]]
A property boundary line shown on a recorded plan or described
in a recorded deed. In the case of any lot abutting a street, the
lot line for the portion of the lot abutting the street shall be deemed
to be the same as the street line and shall not be the center line
of the street or any other line within the street right-of-way.
[Amended 5-9-1995 by Ord. No. 1314]
A lot which abuts a street on two or more opposing or nonadjacent
sides.
The horizontal distance measured between the side lot lines
at the required or proposed building setback line. When there is only
one side lot line, as in the case of two-family or single-family attached
dwellings, the lot width shall be measured between the side lot line
and the center line of the party wall.
[Amended 5-9-1995 by Ord. No. 1314]
An iron pipe or steel bar 3/4 of an inch in diameter and
30 inches in length.
A method of describing the boundaries of land by directions
or bearings and distances from a known point of reference, including
the content of the land and each lot in square feet and acres and
fractions thereof.
The act of precluding a potentially adverse effect and/or
making a potentially adverse effect less severe through measures which
will improve a condition and/or lessen the impact.
A permanent marker set to mark a boundary or a control point
in a survey.
A composition of land, water and/or air represented by its
inherent physical and biological resources.
Trees of twelve-inch caliper or greater, which are indigenous
to the Township.
A legally adopted map that conclusively shows the location
of such features as existing and proposed public streets, watercourses
and public grounds.
The plan adopted by the Township and approved by the Pennsylvania
Department of Environmental Resources which sets forth recommendations
for the provision of adequate sewage systems in the Township in accordance
with the Pennsylvania Sewage Facilities Act, Act 537.[8]
A single system of piping, a septic tank or other approved
facility serving a single lot and collecting and disposing of sewage
in whole or in part into the soil through a septic tank filter field.
An individual well serving one lot and/or water supply on
a lot occupied or to be occupied and serving permitted buildings.
A reasonably level space, available for the temporary parking
of one motor vehicle, exclusive of passageways, driveways or other
means of circulation or access. A "parking space" shall include either
covered garage spaces or uncovered parking lot space located off the
street right-of-way and in A, B or C Residence Districts or D Residential
Apartment District, shall be in back of the front yard building setback
line.
[Amended 5-9-1995 by Ord. No. 1314]
The maximum rate of flow of water at a given point and time
resulting from a predetermined storm.
Pennsylvania Act 247 of 1968 (P.L. 805), as amended, also
cited as 53 P.S. § 10101 et seq., or any subsequent act
of the Commonwealth of Pennsylvania which replaces supplements or
repeals any or all of the provisions of Act 247.
Porous to water or to other liquids.
An individual, association, trust, partnership or corporation,
including any members, directors, officers, employees, partners or
principals thereof. Whenever used in any clause prescribing and imposing
a penalty, "person" includes the members, trustees, partners, directors,
officers, managers and supervisors, or any of them, of partnerships,
associations, corporations or other form of entity.
Characteristics of the natural environment manifest in its
landforms, soils, geological structure of surface and/or subsurface
rock, minerals, natural bodies of water and/or man-made impoundments,
watercourses, groundwater and the like. The disposition of these characteristics
is typically expressed in physiographic, topographic and/or hydrologic
units, such as rock formations, slopes, elevations, soil types, watersheds,
surface water types, wetlands, floodplains, aquifers or aquifer recharge
areas and the like.
[Amended 5-9-1995 by Ord. No. 1314]
A draft, diagram or drawing or set therefor showing the present and proposed physical features of and improvement to land and the proposed development thereto; see also Article IV for classification and requirements of plans. The term "plan" includes profiles, cross sections and the like.
A plan prepared by a surveyor or engineer showing dimensions
and locations of all improvements as actually constructed.
A plan prepared by an engineer, architect or landscape architect,
showing the construction details or streets, drains, sewers, bridges,
culverts and other improvements as required by this chapter, and shall
include horizontal plans, profiles and cross sections.
A sketch, preliminary or final plan, including written and
graphic documentation, showing the provision for development of a
subject tract when plans of subdivision would not be applicable.[9]
A subdivision and/or land development plan filed as a basis for consideration and approval prior to preparation of a final plan depicting all features required in § 123-20, including an improvements construction plan, conservation plan and all other plans, documents and submissions required therein.
A plan prepared by an engineer, architect or landscape architect,
showing the vertical section of the existing grade and proposed grade
along the center line of any proposed street and any street appurtenances
to be constructed or installed, which must include cross sections
of the street and other improvements construction.
A final plan prepared for recording by an engineer, architect,
landscape architect or surveyor, showing the ultimate width of streets,
the lot lines, easements and any other relevant information pertaining
to a subdivision and/or land development as required by this chapter.
A schematic plan, not necessarily to exact scale, indicating
topographic, vegetative and other salient existing features of a tract
and its surroundings and the general layout of the proposed subdivision
and/or land development in sufficient detail to allow for disclosure
of all significant review matters prior to the filing of a preliminary
plan for a proposed subdivision and/or land development.
The initial plan submitted for approval for a planned residential development in accordance with the provisions of Chapter 143, Zoning, of the Code of the Township of Springfield and in accordance with the plan requirements and design standards of this chapter.
Trees, shrubs and ground covers which are installed and maintained
in accordance with a landscaping plan approved by the Board of Commissioners.
[Amended 5-9-1995 by Ord. No. 1314]
A map representing a tract of land, showing the boundaries
and location of individual properties and streets. A map or plan of
a subdivision or land development, whether preliminary or final.
A natural or artificial body of water which retains water
on a year-round basis and is less than two acres in size. (The shoreline
of a pond shall be measured from the spillway crest elevation rather
than the permanent pool elevation should there be a difference in
the two elevations.)
Results of a direct nature which have a principal influence
on a particular condition or state.
A formal meeting held pursuant to public notice by the Board
of Commissioners or Planning Commission, intended to inform and obtain
public comment prior to taking action in accordance with the provisions
of this chapter.
[Added 9-12-1989 by Ord. No. 1211]
Notice published once each week for two successive weeks
in a newspaper of general circulation in the Township. Such notice
shall state the time and place of the hearing and the particular nature
of the matter to be considered at the hearing. The first publication
shall be not more than 30 days and the second publication shall not
be less than seven days from the date of the hearing.
[Amended 9-12-1989 by Ord. No. 1211]
Any street, avenue, boulevard, highway, sidewalk, alley or
similar place which is owned or controlled by a governmental entity.
Any system other than an on-lot sewage disposal system which
is administered and operated by a governmental agency, authority or
commission for the collection, conveyance, treatment and disposal
of wastes from customers, in compliance with prevailing federal, state
and municipal regulations.
Any system for water distribution and water supply, other
than an on-lot water supply system, which is owned, administered and
operated by an organization which is regulated by a governmental agency,
authority or commission.
All land, whether publicly or privately owned, whether improved
or not improved, with or without structures, exclusive of any areas
devoted to a public right-of-way.
[Added 5-9-1995 by Ord. No. 1314]
A meeting of the Planning Commission which is open to the
public and is advertised, during which various items of business are
reviewed and discussed at regular, scheduled intervals throughout
the year.
Any method, process or substance whose supply is rejuvenated
through natural processes and, subject to those natural processes,
remains relatively constant, including, but not limited to, biomass
conversion, geothermal energy, solar and wind energy and hydroelectric
energy, and excluding those sources of energy used in the fission
and fusion processes.
A limitation on property which may be created in a deed,
lease or mortgage, through certain zoning, subdivision or other Township
codes, ordinances, regulations, plans or maps or conditions of approval
of an application for subdivision and/or land development.
A restriction on the use and enjoyment of land usually set
forth in the deed.
The further division of lots or the relocation of lot lines
of any lot or lots within a subdivision previously made and approved
or recorded; or, the alternation of any streets or the establishment
of any new streets within any such subdivision. "Resubdivision" does
not include conveyances made so as to combine entire existing lots
by deed or other instrument.
A reservoir, formed from soil or other material, which is
designed to retain permanently a certain amount of stormwater from
a catchment area and which also may be designed to detain, temporarily
additional stormwater runoff from the catchment area. Retention basins
also may receive fresh water from year-round streams. Retention basins
always contain water and thus may be considered man-made lakes or
ponds.
A use for an existing building or parcel or lot of land other
than the use for which it was originally intended or made.
An examination of the sketch, preliminary and/or final plan
by the Township Planning Commission, Township Engineer, other Township
officials, representatives and bodies and the Board of Commissioners
to determine compliance with this chapter and its regulations, design
standards and all other Township ordinances, codes, regulations, plans
or maps.
A strip of land granted or reserved for public or private
use.
See "street."
Any liquid waste containing animal or vegetable matter in
suspension or solution, or the water-carried waste resulting from
the discharge of water closets, laundry tubs, washing machines, sinks,
dishwashers or any other source of water-carried waste of human origin.
A pipe that conveys sanitary sewage.
The relationship between distances on a map and the actual
ground distances.
The use of plant materials, fencing, walls and/or earthen
berms, or combinations thereof, to aid in the concealment of such
features as parking areas and vehicles within them and to provide
privacy between two or more different land uses or activities; or
a visual and/or sound buffer or other barrier.
Results of an indirect nature which have an influence on
a particular condition or state derived from a primary effect.
An area or tract which is part of a proposed planned residential
development which will be developed according to a timetable for development
over a period of years included by the applicant in the development
plan.
Deposited silt or other matter that is being or has been
moved from its site of origin by water or other means of erosion.
A structure designed and built to retain sediment.
An underground system with a septic tank and filter field
used for the decomposition of domestic wastes and its safe disposal.
A watertight receptacle that receives the discharge of sewage
from a building, sewer or part thereof, and is designed and constructed
so as to permit settling of solids from this liquid, digestion of
the organic matter and discharge of the liquid portion into a disposal
area.
A system of open-jointed pipes intended to distribute septic
tank effluent into the ground for absorption and evaporation.
The total of organic waste and wastewater generated by residential,
industrial, commercial, institutional or other establishments.
Any pipe or conduit used to collect and carry away sewage
or stormwater runoff from the generating source of origin to treatment
plants and to a receiving stream or other drainageway.
All effluent carried by sewers, whether it is sanitary sewage,
residential, commercial or industrial wastes or stormwater runoff;
or the entire system of sewage collection, conveyance, treatment and
disposal.
That portion of the Township designated in the official sewage
facilities plan in which there is, or may be, constructed a public
sewer system.
A woody plant, usually deciduous, which normally grows with
one main trunk to a height in excess of 40 feet and has a canopy which
screens and filters the sun in the summer and winter, respectively.
Results which are manifest for, or extend over, a short period
of time.
A paved, surfaced and leveled area, paralleling and separated
from the cartway of the street, used as a pedestrian walkway.
Finely divided particles of soil or rock, often carried in
cloudy suspension in water and eventually deposited as sediment.
A tract or parcel of land or combination of contiguous lots
on a tract which forms an area for a development project.
Any plan for a subdivision or a land development whether
sketch, preliminary, tentative or final; any plan prepared for an
application for a conditional use or special exception; or any plan
prepared for the purpose of obtaining a building permit, grading permit
or any other permit.
Characteristics related to the distribution, density and
vital statistics of populations.
The detachment and movement of soil or rock fragments, or
the wearing away of the land surface by water, wind and ice.
A plan and related narrative report required in accordance
with this chapter for the control and mitigation of soil erosion and
sedimentation.
A field test in accordance with criteria of the Pennsylvania
Department of Environmental Resources and the Sewage Enforcement Officer
conducted to determine the suitability of the soil for on-site sewage
disposal facilities by measuring the absorptive capacity of the soil
at a given location and depth.
A report entitled "Soil Survey - Chester and Delaware Counties,
Pennsylvania," published May 1963, by the United States Department
of Agriculture, Soil Conservation Service, and updated from time to
time.
Garbage, refuse or other discarded materials including, but
not limited to, nonliquid waste materials resulting from industrial,
commercial, institutional, agricultural and residential activities.
A shade tree or street tree.
The areas of land which is characterized by a change in elevation
of 15% or more, but not exceeding 25% over a distance or contour.
[Amended 5-9-1995 by Ord. No. 1314]
A sewer that carries stormwater, surface water and groundwater
drainage but excludes sewage and residential, commercial and industrial
wastes.
That water which accumulates from precipitation and is manifest
in surface runoff.
Any storm drainage technique that retards or detains runoff,
in rate, volume or otherwise, such as a detention or retention basin,
parking lot storage, rooftop storage, porous pavement, dry well or
any combination thereof.
A plan for controlling surface water runoff so that it will
preclude erosion or flooding and/or the adverse effects of impervious
areas on surface water runoff as required by the Township ordinances,
codes, regulations, plans and maps.
A type of watercourse.
A public or privately owned right-of-way, serving as means
of vehicular and pedestrian travel, used to provide space for installation
of improvements such as sewers, other utilities, sidewalks, curbs
and pavement.
[Amended 5-9-1995 by Ord. No. 1314]
The dividing line between a lot and the outside boundary
or right-of-way line of a public street, road or highway legally open
or officially platted, or between a lot and a privately owned street
or road.
See "cul-de-sac."
A street intended to serve a principal role in providing
access to lots abutting thereon and as a means of collecting traffic
from local secondary streets and gaining access to major or minor
collector streets.
A street intended to serve a principal role in providing
access to lots abutting thereon and to loop and cul-de-sac streets
and as the means for gaining access to local primary streets.
A local street which has its only ingress and egress at two
points of the same connecting street or at one point with the connecting
street, as would be the case if the loop street were in the form of
a circle.
A street intended to serve a principal role in collecting
traffic from minor collectors and local streets and used primarily
as the means of access for through traffic within the Township and
to areas adjacent thereto, and from minor arterial or principal arterial
streets.
A street intended to serve a principal role in accommodating
traffic from collector streets and in carrying relatively large volumes
of long-distance traffic between principal arterials and other minor
arterials.
A street intended to serve a principal role in collecting
traffic from local streets and used primarily as the means of access
for through traffic between residential neighborhoods and other areas
within the Township and to areas adjacent thereto, and from major
collectors and arterials.
A street intended to serve a principal role as a limited-access
highway with no grade crossings.
A street not offered or required to be offered for dedication
or duly accepted by the Board of Commissioners as a public street.
A shade tree along a street right-of-way either existing within the right-of-way or as shall be planted adjacent to the right-of-way as provided in § 123-39, Landscaping requirements.
[Amended 11-10-1998 by Ord. No. 1346]
Cutting or any other activity which removes the vegetative
surface cover, such as tree removal, clearing, grubbing and removal
of topsoil.
Any change in or addition to the supporting or structural
members of a building or other structure, such as the bearing walls,
partitions, columns, beams or girders or any change which could convert
an existing building or other structure into a different structure
or adapt it to a different use.
Any man-made object or improvement having an ascertainable
stationary location on land or in the water, whether or not affixed
to the land.
The division or redivision of a lot, tract or parcel of land
by any means into two or more lots, tracts, parcels or other divisions
of land, including changes in existing lot lines for the purpose,
whether immediate or future, of lease, partition by the court for
distribution to heirs or devisees, conveyance or other transfer of
ownership or building or lot development; provided, however, that
the subdivision by lease of land for agricultural purposes into parcels
of more than 10 acres, not involving any new street or easement of
access or any residential dwelling, shall be exempted.
[Amended 9-12-1989 by Ord. No. 1211]
A sketch, preliminary or final plan showing the provision
for the development of a tract of land.
[Amended 5-9-1995 by Ord. No. 1314]
The degree of completion of improvements where, in the judgment
of the Township Engineer, at least 90% (based on the cost of the required
improvements for which financial security is posted) of those improvements
required as a condition for final approval have been completed in
accordance with the approval plan, so that a project will be able
to be used, occupied or operated for its intended use.
A design professional duly registered by the Commonwealth
of Pennsylvania to practice surveying.
An elongated depression in the ground which collects and
channels surface water runoff.
An engineer duly appointed by the Township, or a firm of
such engineers employed by the Township or retained as a consultant
thereto.
A lot which is the subject of a subdivision and/or land development
application.
A system for the movement of people or goods, including conveyors,
such as streets and highways, accessory facilities, such as parking
facilities and driveways, and attributes of conveyance, such as traffic
volumes, trip generation and traffic controls.
A natural contiguous grouping of trees.
The specific purpose for which land or a building is proposed
to be subdivided and/or developed or is otherwise designed, arranged,
intended or for which it is proposed or may be occupied or maintained.
Facilities such as sewers, water mains, fire hydrants, streetlights
and other facilities of the same general character and installations
of a community which pertain to their consumption and emission characteristics,
including facilities such as those used for water supply, sewage disposal,
refuse disposal, storm drainage, communications and electrical transmission.[10]
The area of land which is characterized by a change in elevation
of 25% or more over a specified distance or contour.
[Amended 5-9-1995 by Ord. No. 1314]
Characteristics of the natural and/or cultural environment
which are visible. The visual resources of a particular area are typically
expressed in terms of their visibility, character and/or attractiveness
relative to their amenity value and/or quality, or lack of it.
A thoroughfare for pedestrian travel.
A stream with year-round or substantially year-round flow
such as a creek, run or other body of running water.
An inventory of the source, quantity, yield and the use of
groundwater and surface water resources within the Township.
[Added 9-12-1989 by Ord. No. 1211]
The Springfield Township Zoning Ordinance, as amended, Chapter 143 from the Code of the Township of Springfield.
[1]
Editor's Note: Said form is on file in the Township offices.
[2]
Editor's Note: The former definitions of "buffer area" and
"buffer planting strip," which immediately followed this definition,
were repealed 5-9-1995 by Ord. No. 1314.
[3]
Editor's Note: See now 68 Pa.C.S.A. § 3101
et seq.
[4]
Editor's Note: The Flood Hazard District Map is on file in
the Township offices.
[5]
Editor's Note: The Flood Hazard District Map is on file
in the Township offices.
[6]
Editor's Note: The former definition of "landscaped area or
landscaped buffer," which immediately followed this definition, was
repealed 5-9-1995 by Ord. No. 1314.
[7]
Editor's Note: This ordinance also repealed the former definition
of "lot, interior," which immediately followed this definition.
[8]
Editor's Note: See 35 P.S. § 750.1 et seq.
[9]
Editor's Note: The former definition of "planned residential
development," which immediately followed this definition, was repealed
5-9-1995 by Ord. No. 1314.
[10]
Editor's Note: The former definition of "variance," which
immediately followed this definition, was repealed 5-9-1995 by Ord.
No. 1314.
B.Â
Words not defined above shall have the meanings given in the Municipalities Planning Code, Chapter 143, Zoning, of the Code of the Township of Springfield or other Township codes and ordinances and, if not defined in the aforementioned documents, the most recent edition of Webster's Unabridged Dictionary.
[Amended 9-12-1989 by Ord. No. 1211]