(a)Â
Unless a contrary intent clearly appears, the following
words and phrases shall have for the purposes of this chapter the
meanings given in the following subsections.
(b)Â
For the purpose 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; the plural includes
the singular.
C.Â
Words used in the masculine gender include the feminine
and neuter.
D.Â
The word "person" includes an individual, firm, partnership,
corporation, company, association, government entity, including a
trustee, a receiver, an assignee or a similar representative, or other
legal entity.
E.Â
The word "lot" includes "plot" or "parcel."
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 Lower Gwynedd Township Board of Supervisors.
H.Â
The word "Commission" and the words "Planning Commission"
always mean the Lower Gwynedd Township Planning Commission.
I.Â
The words "Municipal Engineer" or "Township Engineer"
always mean the Lower Gwynedd Township Engineer.
K.Â
The words "should" and "may" are permissive.
L.Â
The word "shall" is mandatory.
M.Â
The words "Health Department" or "County Health Department"
always mean the Montgomery County Department of Health.
(c)Â
All definitions in this chapter include by reference
those definitions as found in the Lower Gwynedd Township Zoning Ordinance,
as amended.
(d)Â
Any word or term not defined herein shall be used
in a meaning of standard usage.
AGENT — Any person other than
the developer who, acting for the subdivider or developer, submits
subdivision or land development plans to the Township for the purpose
of obtaining approval.
A right-of-way, municipally or privately owned, which serves
as a secondary vehicular access to the side or rear of two or more
properties.
The act of adding, joining or uniting one lot to another
lot in order to create out of the said two lots a larger tract or
parcel of land intended for separate use, building development or
transfer of ownership.
A landowner or developer, as hereinafter defined, who has
filed an application for development, including his heirs, successors
and assigns.
An earth mound with a maximum slope of 3:1, covered with
grass, shrubbery or ground cover and which is intended to block views,
create landscape interest or impound water.
A lane designated and delineated by signs, markings and striping
or barrier for the preferential or exclusive use by bicycles. It may
be located on the paved surface such as on the right side of a shoulder,
or between the parking lane and the motor vehicle travel lane, or
between the motor vehicle travel lane and the curb.
A special facility for the exclusive use of bicycles, having
a separate surface which is not contiguous with adjacent motor vehicle
facilities.
A general term used to designate all facilities that explicitly
provide for bike travel.
A structure having enclosing walls and a roof, intended for
supporting or sheltering a use or occupancy and attached to the land.
"Building" includes "structure" and shall be construed as if followed
by the words "or parts thereof."
A subordinate building located on the same lot as a principal
building and clearly incidental and subordinate to the principal building.
A building in which is conducted, or is intended to be conducted,
the principal use of the lot on which it is located.
The minimum front yard, as herein defined, measured at a
distance equal to or greater than the minimum front yard from the
street line.
The portion of a street right-of-way, paved or unpaved, intended
for vehicular use.
A line midway between and parallel to the street or road
right-of-way lines, or as otherwise defined (plans, property corners,
deeds, etc.).
The indiscriminate or broad removal of trees, shrubs or undergrowth
on any lot in the Township, with the intention of preparing real property
for nonagricultural development purposes. This definition shall not
include the selective removal of nonnative tree and shrub species
when the soil is left relatively undisturbed, the removal of dead
or significantly diseased trees and those trees which pose an imminent
danger to the public health, safety or welfare.
[Added 3-8-2023 by Ord. No. 536]
An area of unobstructed vision at street intersections defined
by lines of sight between points at a given distance from the intersection
of the street right-of-way lines.
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 interest in the common elements is 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 the Lower Gwynedd Township Zoning Ordinance (Chapters 1250 through 1299).
A publicly or privately owned right-of-way for pedestrian
use extending from a street into a block or across a block to another
street.
A street with access at one end and terminated at the other
by a vehicular turnaround.
The deliberate appropriation of land by its owner for any
general and public use, reserving to himself no other rights than
those that are compatible with the full exercise and enjoyment of
the public uses to which the property has been devoted.
A measure of the number of dwelling units per unit of area.
Density shall be expressed in dwelling units per developable acre.
Regulations imposing standards for the layout by which a
subdivision or land development is developed.
Any landowner, whether an individual, firm, partnership,
association, corporation, estate, trust or any other group or combination
acting as a unit (or agent of said landowner authorized thereby) which
undertakes the subdivision or development of land.
The provisions for development, including a plat of subdivision,
all covenants relating to use, location and bulk of buildings and
other structures, intensity of use or density of development, streets,
ways and parking facilities, common open space and public facilities.
The phrase "provisions of the development plan" when used in this
chapter shall mean the written and graphic materials referred to in
this definition.
A private way providing for vehicular and pedestrian access
between a public street and a parking area within a lot or property.
Any room or group of rooms located within a residential building
and forming a single, habitable unit with facilities used or intended
to be used for living, sleeping, cooking and eating by one family.
A right-of-way granted, but not dedicated, for limited use
of private land for a public or quasi-public purpose and within which
the owner of the property shall not erect any permanent structures,
but shall have the right to make any other use of the land which is
not inconsistent with the rights of the grantee.
Review stamp of the Montgomery County Planning Commission.
A licensed professional engineer registered by the Commonwealth
of Pennsylvania.
The process by which soil and bedrock are worn away by the
action of wind, water, climate or chemical action.
The 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 designated for the parking of motor vehicles
in order to meet the parking requirements of the Zoning Ordinance,
nor any such floor space intended and designed for accessory heating
and ventilating equipment.
The ratio of the floor area to the lot area, as determined
by dividing the floor area by the developable area.
The inclination, with the horizontal, of a street which is
generally expressed by stating the vertical rise or fall as a percentage
of the horizontal distance, and/or the level of the land, improved
or unimproved.
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:
Bowmansville silt loam (Bp).
Bowmansville silt loam, local alluvium (Bra,
BrB).
Croton silt loam (Cra, CrB2).
Croton very stony silt loam (CsB).
Doylestown silt loam (DsA, DsB2).
Hatboro silt loam (Ha).
Watchung silt loam (WaA, WaB).
Watchung very stony silt loam (Wc).
A measure of the intensity of use of a piece of land. It
is measured by dividing the total area of all impervious surfaces
within the site by the developable area of the lot.
All portions of a lot covered in any way so as not to allow
the ground beneath to absorb water at a natural rate. Portions of
a lot covered with pervious paving materials shall specifically be
considered impervious surfaces. In addition, other areas determined
by the Township Engineer to be impervious within the meaning of this
definition will also be classified as impervious surfaces.
[Amended 8-25-2015 by Ord. No. 500]
Those physical additions, installations and changes required,
such as curbs, sidewalks, sewers, etc., to tender land suitable for
the use proposed.
Regulations adopted pursuant to this chapter imposing minimum
standards for the construction of the required improvements, such
as curbs, sidewalks, sewers, etc.
The improvement of one lot or two or more contiguous
lots, tracts or parcels of land for any purpose involving:
A group of two or more residential or nonresidential
buildings, whether proposed initially or cumulatively, or a single
nonresidential building on a lot or lots regardless of the number
of occupants or tenure.
The division or allocation of land or space,
whether initially or cumulatively, between or among two or more existing
or prospective occupants by means of or for the purpose of streets,
common areas, leaseholds, condominiums, building groups or other features.
A subdivision of land.
This definition shall not include the following:
The conversion of an existing single-family
detached dwelling or single-family semidetached dwelling into not
more than three residential units, unless such units are intended
to be a condominium.
The addition of an accessory building, including
farm buildings, on a lot or lots subordinate to an existing principal
building.
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 a landowner for the purpose of this chapter.
A professional landscape architect registered by the Commonwealth
of Pennsylvania.
A lot is 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.
The area contained within the property lines of the individual
parcels of land shown on a subdivision/land development plan or required
by the Zoning Ordinance, excluding any area within an existing or
designated future street right-of-way.
The mean 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.
See "lot width" below.
LOT LINEAny boundary line of a lot.
LOT LINE, REARAny lot line which is parallel to 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 rear 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.
The width of the lot measured at the specified distance of
the required building setback line, or further, 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.
A metal pipe or pin of at least 1/2 inch in diameter (preferred
3/4 inch or 7/8 inch) and at least 24 inches in length (preferred
30 inches or 36 inches).
A stone or concrete monument with a flat top at least four
inches in diameter or square and at least 24 inches in length (preferred
30 inches to 36 inches). Stone monuments shall contain an indented
cross or one-fourth-inch drill hole. Concrete monuments shall contain
a copper or brass dowel (plug). It is recommended that the bottom
sides or radius be at least two inches greater than the top to minimize
movements caused by frost.
A parcel of land, an area of water or a combination of land
and water within a developed site, not including streets, off-street
parking areas or areas set aside for public facilities, designed and
intended for the use and/or enjoyment of the residents of such development
and/or other Township residents. The space must be substantially free
of structures but may contain such improvements, appropriate for residents'
recreation, as are in the applicable subdivision or land development
plan as finally approved.
A parcel of land, an area of water or a combination of land
and water within a developed site, not including streets, off-street
parking areas or areas set aside for public facilities, designed and
intended for the use and/or enjoyment of residents of the development.
The space must be substantially free of structures, but may contain
such improvements, appropriate for resident's recreation, as are in
the applicable subdivision plan as finally approved.
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.
A complete and exact subdivision and/or land development
plan, including all required supplemental data, prepared for official
recording as required by statute, to define property rights and proposed
streets and other improvements.
A plan prepared by a registered engineer or surveyor showing
the construction details of streets, drains, sewers, bridges, culverts
and other improvements as required by these regulations, showing the
horizontal details, profile and typical cross sections to be constructed
or installed.
A subdivision and/or land development plan (including all
required supplementary data) showing the pertinent existing features
of a tract and its surroundings and proposed street and lot layout
as a basis for consideration prior to preparation of a final plan.
An exact copy of the approved final plan on Mylar or opaque
linen of standard size, prepared for necessary signatures and recording
with the Montgomery County Recorder of Deeds.
An informal plan, drawn to scale, indicating salient existing
features of a tract and its surroundings and the general layout of
the proposed subdivision and/or land development. The plan shall be
presented for discussion purposes only and not for approval.
The map or plan of a subdivision or land development, whether
preliminary or final.
Natural or artificial bodies of water 1/4 acre or larger
which retain water year round. Artificial ponds may be created by
dams or result from excavation.
Areas around lakes and ponds measured 100 feet from the spillway
crest elevation.
A parcel of land separating a street from other adjacent
properties or from another street.
Any change of lot lines within a previously approved subdivision;
any replatting or new division of land. Replattings shall be considered
as constituting a new subdivision of land.
An examination of a subdivision or land development plan
by the Planning Commission and the Board of Supervisors to determine
compliance with this chapter and the administrative regulations, design
standards and improvement specifications enacted pursuant thereto.
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.
Refer to Section 1230.37.
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 generally providing for disposal of effluent for only one building or a group of buildings on a single lot.
PUBLIC SEWERAny municipal sewer system in which sewage is collected and piped to an approved sewage disposal plant or central septic tank disposal system. It may also be referred to as an "off-lot" or "off-site sewer." This shall include capped sewers when installed to Township specifications.
The site shall be defined in the deed. This area shall be
determined from an actual site survey rather than from a deed description;
where required by this chapter, a minimum area required for a specific
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.
All land area within the site as defined in the deed. This
area shall be determined from an actual site survey rather than from
a deed description.
The area of the site remaining after subtracting land which
is not contiguous, land previously subdivided, and road and utility
rights-of-way from the site area. See § 826(C) for the specific
calculations.
The area of the site 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 contain required open space, recreation areas and natural resource protection areas. See Section 1230.48 and 1230.51 for the specific calculations.
A field test conducted by a person qualified according to
the rules and regulations of the Pennsylvania Department of Environmental
Protection to determine the suitability of the soil for on-site sanitary
sewage disposal facilities by measuring the absorptive capacity of
the soil at any given location and depth.
A report entitled "Soil Survey of Montgomery County, Pennsylvania,"
published April 1967 by the Soil Conservation Service, United States
Department of Agriculture, and which is available in the Township
or through the Extension Service, Agricultural Agent, the Pennsylvania
State University in Norristown, or any subsequent modification or
publication of said soil survey.
|
Mapping Units With Inclusions of 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
|
|
BIB2
|
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
|
Chafont silt loam, 0% to 3% slopes
|
Doylestown
|
Depressions
|
|
CfB2
|
Chafont 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
|
|
KlB2
|
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,
moderately eroded
|
Croton
|
Swales, depressions
|
|
LhB3
|
Lehigh channery silt loam, 3% to 8% 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 spots
|
Swales, depressions
|
|
Mb
|
Made land, land fill and sediment basins
|
Wet spots
|
Swales, depressions
|
|
Mc
|
Made land, limestone materials
|
Wet spots
|
Depressions
|
|
MdB
|
Made land, schist and gneiss materials, sloping
|
Wet spots
|
Depressions
|
|
MdD
|
Made land, schist and gneiss materials, strongly
sloping
|
Wet spots
|
Depressions
|
|
MeB
|
Made land, shale and sandstone materials, sloping
|
Wet spots
|
Depressions
|
|
MeD
|
Made land, shale and sandstone materials, strongly
sloping
|
Wet spots
|
Depressions
|
|
McA
|
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
|
Readington silt loam, 0% to 3% slopes
|
Wet spots
|
Depressions
|
|
RaB2
|
Readington silt loam, 3% to 8% slopes, moderately
eroded
|
Wet spots
|
Depressions
|
|
ReA
|
Readington silt loam, 0% to 3% slopes
|
Croton
|
Depressions, drainage
|
|
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
|
|
NOTE:
|
|---|
|
1 May need soil scientist's
verification.
|
Areas where the average slope exceeds 15% and which, because
of this slope, are subject to high rates of stormwater runoff and
therefore erosion and flooding.
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
means of vehicular and pedestrian travel, furnishing access to properties,
and which may also be used to provide space for sewers, public utilities,
shade trees and sidewalks. Private streets shall meet public street
standards.
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.
Any man-made object having an ascertainable stationary location
on or in land or water, whether or not such object is affixed to the
land.
SUBDIVISION (GENERAL)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 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 residential dwellings, shall be exempted.
MAJOR SUBDIVISIONAny subdivision other than a minor subdivision or any size subdivision requiring new road construction, road improvements or the extension of existing public utility lines.
MINOR SUBDIVISIONA subdivision proposal which would divide one existing lot into two lots, both of which will comply with the applicable dimensional requirements of the district in which the existing lot is located.
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 pursuant to this chapter) of those improvements
required as a condition for final approval have been completed in
accordance with the approved plan, so that the project will be able
to be used, occupied or operated for its intended use.
A professional land surveyor registered by the Commonwealth
of Pennsylvania.
A system of open jointed or perforated pipes laid on the
upper strata of the soil to distribute sewage effluent into the soil
for absorption and vaporization.
An area that is radial to the trunk of a tree in which no
construction activity shall occur. The tree protection zone shall
be measured 20 feet from the trunk of the tree to be retained, or
the distance from the trunk of the tree to the outer edge of the dripline,
whichever is the greater area. The dripline is the outer edges of
the branches of the tree. Where there is a group of trees or woodlands,
the tree protection zone shall be the aggregate of the protection
zones for the individual trees.
Those which measure at least six inches dbh (diameter at
breast height or 4Â 1/2 feet above the ground).
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).
COMMUNITY WATER SYSTEMA system for supplying and distributing water from a common source to two or more dwellings and/or other buildings.
ON-LOT WATER SYSTEMA system of supplying and distributing water to a single dwelling or other building from a source located on the same lot.
A system of water collection, storage, transmission and delivery
which is proposed to service a community or similarly situated residential,
commercial and/or industrial properties constructed in accordance
with the terms, conditions, and provisions for the construction of
similar systems, now or hereafter adopted by the Board of Supervisors
of Lower Gwynedd 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 Lower Gwynedd or its delegated agent
subject to 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.
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:
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 PADEP accepted guidelines
for the determination of wetlands. Where soil types with inclusions
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 this section for
a list of hydric soils. See "Mapping Units with Inclusions of Hydric
Components," published by the Natural Protection Conservation Service,
included in this section, for a list of soil types with hydric components.
Refer to "natural protection standards" in this chapter.
The transitional area extending from the outer limit of the
wetland. For the purposes of this chapter, the wetlands margins shall
extend 20 feet from the wetland boundary as defined in this section.
Refer to this section for protection standards.
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 4Â 1/2 feet above the ground).
The woodland shall be measured from the dripline of the outer trees.
Woodlands are also 10 or more individual trees which measure at least
10 inches dbh and form a contiguous canopy.
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 which shall be measured
as the shortest distance between the structure and a lot line or street
line.
YARD, FRONTA yard between a structure and a street line and extending the entire length of the street line. 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.
YARD, REARA yard between a structure and rear lot line and extending the entire length of the rear lot line.
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.
