Unless otherwise expressly stated, the following words and phrases shall
be construed throughout this chapter to have the meanings indicated below:
A.
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 word "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 "building"; the word "shall" is always mandatory; the word "may"
is always permissive; and the words "as amended," as applied to any code,
statute, ordinance, 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, section or subsections referred to.
B.
The word "city" means the City of Coatesville, Chester
County, Pennsylvania; the term "City Council" means the City Council of Coatesville;
and the term "Planning Commission" means the Planning Commission of the city.
C.
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.
ABUTTING OWNER
ACCELERATED EROSION
ACCELERATION LANE
ACCEPTABLE OUTFALL
ACCESS
ACCESSORY BUILDING
ACCESSORY STRUCTURE
ACCESSORY USE
ACCESSWAY
ADAPTIVE REUSE
ADVERSE EFFECTS
AGENT
AISLE
ALLEY
ALLEY, PRIVATE
ALTERATION
ALTERATION OF BUILDING OR STRUCTURE
ALTERNATIVES
ANTECEDENT CONDITIONS
APPLICANT
APPLICATION FORM
APPLICATION FOR SUBDIVISION AND/OR LAND DEVELOPMENT
ARCHITECT
BAY WINDOW
BEARINGS AND DISTANCES
BENEFICIAL EFFECTS
BERM
BIOLOGICAL RESOURCES
BLOCK
BUFFER AREA
BUILDABLE AREA (BUILDING ENVELOPE)
BUILDER
BUILDING
BUILDING AREA
BUILDING AND STRUCTURE HEIGHT
BUILDING COVERAGE
BUILDING LINE
BUILDING PERMIT
BUILDING SETBACK LINE; SIDE YARD BUILDING SETBACK LINE
BUILDING SETBACK LINE; REAR YARD BUILDING SETBACK LINE
BUILD-TO LINE
CALIPER
CAPPED SEWERS
CARTWAY
CATCH BASIN
CENTER LINE OF STREET OR ROAD OR ALLEY
CERTIFICATE OF OCCUPANCY
CHANNEL
CHECKLIST
CITY ENGINEER
CLEAR SIGHT DISTANCE
(1)
(2)
(3)
CLEAR SIGHT TRIANGLE
COMMON ELEMENTS
COMMON OPEN SPACE
COMMON PARKING
COMMUNITY FACILITIES
COMMUNITY SEWAGE DISPOSAL SYSTEM
COMMUNITY WATER SUPPLY SYSTEM
COMPLETE APPLICATION
COMPREHENSIVE PLAN
CONDITIONAL USE
CONDOMINIUM
(1)
(2)
CONSTRUCTION
CONTINUOUS VISUAL BUFFER
CONTOUR
CONVERSION(S)
CROSSWALK
CUL-DE-SAC
CULTURAL ENVIRONMENT
CULVERT
CURB
CUT
DATE OF FILING
DATUM
DBH (denoting "diameter at breast height")
DECELERATION LANE
DECK
DEDICATION
DEED
DEMOGRAPHIC CHARACTERISTICS
DESIGN STANDARDS
DETENTION BASIN
DEVELOPER
DEVELOPMENT
DISABLED (HANDICAPPED) ACCESS
DITCH
DIVERSION TERRACE
DRAINAGE
DRAINAGE EASEMENT
DRAINAGE FACILITY
DRAINAGE PLAN
DRAINAGEWAY
DRIVEWAY
DRIVEWAY (LANE)
DRIVEWAY, SHARED
DWELLING
DWELLING UNIT
EARTHMOVING ACTIVITY
EASEMENT
ECONOMIC AND FISCAL CHARACTERISTICS
EGRESS
END LINE
ENGINEER
ELEVATION
ENLARGEMENT
ENVIRONMENT
EXCAVATION
FENCE
FILED or DULY FILED
FILL
FLOOD
FLOOD (ONE-HUNDRED-YEAR)
FLOOD FRINGE
FLOODPLAIN
FLOODING
FLOODWAY
FLOODWAY FRINGE
FRONTAGE
GRADE
GRADE, EXISTING
GRADE, FINISHED
GRADE, PROPOSED
GRADING
GROSS ACREAGE
GROSS FLOOR AREA
GROUNDWATER RECHARGE
GUARANTY, COMPLETION
GUARANTY, MAINTENANCE
GUTTER
HEDGE
HISTORIC RESOURCE(S)
HISTORIC SITE
HYDRIC SOILS
IMPACT
IMPACT ASSESSMENT
IMPACT MITIGATION PLAN
IMPERVIOUS SURFACE
IMPOUNDMENT
IMPROVEMENT
IMPROVEMENT(S)
IMPROVEMENTS AGREEMENT
INFILTRATION STRUCTURE
INFRASTRUCTURE
INGRESS
INSTITUTIONAL USE
INTERIOR LOT
INTERIOR WALK
INVERT
LAND DEVELOPMENT
(1)
(a)
(b)
(2)
LAND DEVELOPMENT PLAN
LANDOWNER
LAND PLANNER
LANDSCAPE ARCHITECT
LANDSCAPED AREA or LANDSCAPED BUFFER
LANDSCAPING
LAND USE
LOAD-BEARING FILL
LOADING SPACE, OFF-STREET
LONG-TERM EFFECTS
LOT
LOT AREA
LOT, CORNER
LOT COVERAGE
LOT DEPTH
LOT, INTERIOR
LOT LINE
LOT LINE, FRONT
LOT WIDTH
METES AND BOUNDS
MITIGATION
MOBILE HOME
MOBILE HOME LOT
MOBILE HOME PARK
MONUMENTS and MARKERS
MULTIPLE-DWELLING BUILDINGS
MUNICIPALITIES PLANNING CODE
NATURAL ENVIRONMENT
NATURAL FEATURES
NEIGHBORHOOD BLOCK/TRADITIONAL NEIGHBORHOOD BLOCK
NET ACREAGE
NET FLOOR AREA
NOTABLE TREES
OFFICIAL MAP
OFFICIAL SEWAGE FACILITIES PLAN
ON-SITE SEWAGE DISPOSAL
ON-SITE WATER SUPPLY
PNDI SITE
PARKING LOT
PARKING SPACE
PARKS AND RECREATIONAL AREAS
PEAK DISCHARGE
PENNSYLVANIA MUNICIPALITIES PLANNING CODE (MPC)
PERMEABLE
PHYSICAL RESOURCES
PLAN
PLAN, AS-BUILT
PLAN, CONSTRUCTION IMPROVEMENT
PLAN, FINAL
PLAN, LAND DEVELOPMENT
PLAN, PRELIMINARY
PLAN, PROFILE
PLAN, RECORD
PLAN, SITE DEVELOPMENT
PLAN, SKETCH
PLANNED RESIDENTIAL DEVELOPMENT
PLANTINGS; PLANTING SCREEN
PLAT
PORCH
PRIMARY EFFECTS
PUBLIC GROUNDS
PUBLIC HEARING
PUBLIC NOTICE
PUBLIC RIGHT-OF-WAY
PUBLIC SANITARY SEWERAGE SYSTEM
PUBLIC WATER SYSTEM
RECREATION, ACTIVE
RECREATION, PASSIVE
REGULARLY SCHEDULED PUBLIC MEETING
RESTRICTION
RESTRICTIVE COVENANT
RESUBDIVISION
RETAINING WALL
RETENTION BASIN
REUSE
REVIEW
RIGHT-OF-WAY
ROAD
SANITARY SEWAGE
SANITARY SEWER
SCALE
SCREEN PLANTING
SCREENING
SECONDARY EFFECTS
SECTION
SEDIMENT
SEDIMENT BASIN
SEPTIC SYSTEM
SEPTIC TANK
SEPTIC TANK FILTER FIELD
SETBACK LINE
SEWAGE
SEWERAGE
SEWERED AREA
SHADE TREE
SHORT-TERM EFFECTS
SIDEWALK
SIGN
SILT
SINGLE-ACCESS STREET
SITE
SITE DEVELOPMENT PLAN
SOIL EROSION
SOIL EROSION AND SEDIMENTATION CONTROL PLAN
SOIL PERCOLATION TEST
SOIL SURVEY
SOLID WASTE
SPECIMEN TREE
STAGE
STEEP SLOPE(S)
STORM SEWER
STORMWATER
STORMWATER DETENTION
STORMWATER MANAGEMENT PLAN
STREAM
STREET
STREET LINE
STREET, LOCAL
STREET, LOCAL, CUL-DE-SAC
STREET, PRIVATE
STREET, SINGLE-ACCESS
STREET TREE
STRIPPING
STRUCTURAL ALTERATION
STRUCTURE
SUBDIVISION
SUBDIVISION PLAN
SUBSTANTIALLY COMPLETED
SURVEYOR
SWALE
TENURE
THROUGH LOT
TRACT
TRANSPORTATION (CIRCULATION)
TREE MASS
USE
UTILITIES
VERY STEEP SLOPE(S)
VISUAL RESOURCES
WALKWAY
WATER CONNECTION
WATERCOURSE
WATER SURVEY
WETLANDS
WETLANDS MARGIN
WOODLAND and FOREST
ZONING ORDINANCE
For the purposes of this chapter, the following words,
terms and phrases have the meanings indicated herein:
The owner of record of a lot which is contiguous at any point to
the lot in question or which is contiguous to that section of street or alley
on which the subject lot has frontage, i.e., a lot across from the subject
lot.
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 outlet 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 parcel, tract or other lot.
A building subordinate to the principal permitted building on a lot
and used for purposes customarily incidental to those of such principal building.
A structure subordinate to the principal permitted building or use
on a lot.
A use conducted on the same lot as, and subordinate to, 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 alley or other pavement
which connects parking areas, buildings and other structures to a street,
highway or alley.
The conversion of an existing building or structure into some other
form of permitted use.
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 city for the purpose of obtaining approval
thereof.
An accessway within a parking area or parking lot which provides
space for the maneuvering of vehicles.
A street typically providing secondary vehicular access to the side
or rear of the lot.
See "street, private."
Any change in the exterior or structural portions of a building;
any change to or in a building which would alter its use classification; or
any change which 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 a complete application for
subdivision and/or land development, 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 variance.
A form available from the City Manager (included in the Appendix
of this chapter), 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, and which shall be signed by the landowner.
The action taken to complete, sign and file the application form
as required 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, together with the necessary fees in accordance with the prevailing
application fees; and the application, whether preliminary, tentative 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 plan and an application for
the approval of a land development plan.
A person duly registered by the Commonwealth of Pennsylvania to practice
architecture.
A window within a building which may project beyond the building
line.
See "metes and bounds."
Results contributing to an improvement in condition and/or producing
a favorable outcome or result.
An earthen embankment 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.
An area bounded by streets.
The area of a lot remaining after the minimum yard and setback requirements of Chapter 224, Zoning, have been met within which a principal permitted building shall be located. Such setback requirements include yard setback and setbacks from floodway and floodplain areas, and such features as areas of very steep slope and easements. Where a "buildable area" is shown on a plan as extending into a Floodplain Conservation Overlay District or any other area which may involve a conditional use or special exception, those portions of the "buildable area" extending into any such areas shall be delineated, depicted and otherwise noted on all plans in an accurate and conspicuous manner to disclose the specific uses which may occur in such areas.
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 construction
of buildings or other structures or of making any construction improvements
on any parcel of land.
Any combination of materials to form a permanent structure having
enclosing walls and a roof, whether or not assembled on the premises.
The aggregate of the maximum horizontal cross-section areas of the
buildings on a lot, excluding cornices, eaves, gutters or chimneys projecting
not more than 18 inches, bay windows not extending through more than one story
and not projecting more than five feet, one story open porches projecting
not more than 10 feet, steps and balconies.
A vertical distance measured between the mean level of the ground
surrounding the structure and the highest point of the roof of the building
or top of the structure.
The ratio of the aggregate building area of all buildings on a lot
to the gross acreage of that lot.
For the purpose of determining the minimum width of a lot, in the
case of a normal lot, the straight line parallel to the edge of the right-of-way
at a distance therefrom equal to the depth of the front yard required for
the district in which the lot is located and, in the case of an interior lot
not fronting on a public street for its full width, a line preferably parallel
to the property line nearest and at right angles to the access right-of-way
and at a distance from that property line equal to the depth of the front
yard required for the district in which the lot is located.
A document issued by the city granting permission for the construction,
repair, alteration of or addition to a structure.
The line normally perpendicular to the front yard street right-of-way line and equal to the minimum depth of the side yard designated for each district in Chapter 224, Zoning.
The line normally parallel to the front yard street right-of-way line and equal to the minimum depth of the rear yard designated for each district in Chapter 224, Zoning.
The line on which dwellings shall be placed in accordance with Chapter 224, Zoning, measured from the right-of-way line.
The diameter of a tree trunk measured at a point four and one-half
(4 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 city. 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 street or alley within which vehicles are permitted, including
travel lanes but not including shoulders, curbs, gutters, sidewalks or drainage
swales.
An inlet which has a sump below the pipe to collect debris and is
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 or alley.
A statement signed by the Code Enforcement Officer setting forth that a building, structure or use legally complies with Chapter 224, Zoning, 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.
Forms available from the City Manager (included in the Appendix of
this chapter) which are to be used to provide information relative to the
completeness of the subdivision and/or land development plan submission.
A professional engineer (P.E.) licensed as such in the Commonwealth
of Pennsylvania, duly appointed as the engineer for the city or a firm of
such engineers employed by the city or retained as a consultant thereto.
For local streets and alleys: the longest line of unobstructed vision
along a street cartway from a point three and one-half (3 1/2) feet above
the center line of the street to the top of an object six inches high on the
same center line (object sight distance).
For all other streets and alleys: the longest line of unobstructed vision
along a street cartway from a point three and one-half (3 1/2) feet above
the center line to an object four and one-quarter (4 1/4) inches above
the pavement (vehicle sight distance).
AASHTO's A Policy on Geometric Design of Highways and Streets, latest
edition, shall govern all sight distance situations, unless the city requires
more stringent control to improve known or potentially hazardous conditions.
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.
Any part of a development used jointly by the occupants of the development,
including but not limited to open space, recreation facilities, roadways,
parking areas, storage buildings and maintenance facilities.
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.
Any parking area used by three or more dwelling units and having
space for six or more motor vehicles.
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 and postal services.
Any system, whether publicly or privately owned, for the collection
of sewage of a liquid nature from two or more lots and the treatment and/or
disposal of the sewage on one or more of the lots or at any other site for
final disposal in whole or in part into the soil.
An individual well or series thereof serving more than one lot or
more than one building which, along with its appurtenant facilities, is administered
and maintained by such private organizations as a homeowners' association,
community association or other like organization or agency and in compliance
with the prevailing federal, state and county regulations, as well as those
of any entity which may have a permitted franchise within the city.
Constitutes the requisite number of plans, all supplementary information,
data and documents, together with a completed and signed application form
provided by the city and the appropriate filing fee as required by this chapter.
The City of Coatesville Comprehensive Plan, as may be amended from
time to time, including maps, tables and text, which constitutes a policy
guide for decisions regarding land use, circulation, community facilities
and utilities within the city.
A use which may not be appropriate to a particular zoning district
as a whole but which may be suitable in certain locations within the district
only when express standards and criteria are met by the applicant, who shall
have the burden of proving that the standards and criteria can be satisfied.
"Conditional uses" are approved or denied by the City Council after recommendations
by the Planning Commission.
Any dwelling unit, regardless of dwelling type, which has all of
the following characteristics:
The unit (the interior and associated exterior areas designated for
private use in the development plan) is owned by the occupant.
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 of 1980, as amended,[1] and in accordance with the provisions of open space, streets or other development features in Chapter 224, Zoning, and this chapter.
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.
A visually impenetrable screen created through the effective use
of plant materials, fencing, walls and/or earthen berms.
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.
The change of a use of a building or structure or the intensity or
density of the use, building or structure.
A right-of-way or easement for pedestrian travel across or within
a block.
A single-access street intersecting a through street at one end and
terminating in a permanent 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, alley, sidewalk
or other 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 the City Manager and accepted by the city.
A reference point from which elevations are measured. The standard
"datum" is sea level as established by the United States Geological Survey
(USGS).
The measurement of a tree at a point four and one-half (4 1/2)
feet above the average grade at the base of a tree.
An added roadway lane that permits vehicles to slow down and leave
the main vehicular flow.
A structure, typically made of wood, which serves as an outdoor patio-like
space in the rear or on the side of a building.
A gift or other donation of property by the owner thereof to the
city or other entity.
A legal document conveying an estate or other right, title or interest
in property.
Characteristics related to the distribution, density and vital statistics
of populations.
Standards appearing in Article VIII.
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 rate of runoff leaving a site to the predevelopment rate.
Any landowner, equitable owner, authorized agent of such landowner
or tenant with permission of such landowner who makes or causes to be made
a subdivision of land or a land development.
The construction, reconstruction, conversion, structural alteration,
relocation or enlargement of any structure; any mining, excavation, landfill
or land disturbance; or any use or extension of the use of land.
Access provided in the form of a ramp, curb cut or other gradually
sloped surface to accommodate pedestrian travel, in accordance with the prevailing
regulations of the Americans with Disabilities Act (ADA).
A small drainage channel.
Channel or ditch and a ridge constructed across a sloping land surface
on the contour or with predetermined grades to intercept and divert surface
runoff before it gains sufficient volume and velocity to create harmful erosion.
A system for conveying stormwater runoff, 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 city 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 controlling stormwater runoff within a subdivision or conveying
stormwater runoff or groundwater within and away 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, piped flow 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 gravel or paved surface on a lot which provides access for vehicles
to a parking space, garage, dwelling or other structure from a street or alley.
A private means of vehicle access from a public or private street or alley to a single lot; provided, however, that two contiguous lots may share a common "driveway" where the applicable requirements of this chapter and Chapter 224, Zoning, are complied with on each lot.
A commonly shared or used gravel or paved way on a lot, which provides
access for vehicles to a maximum of two dwellings or other structures from
a street or alley.
A building designed for and occupied exclusively for residential
purposes, including a mobile home.
A residential building or portion thereof, forming a single habitable
unit with facilities which are used or intended to be used for living, sleeping,
cooking and eating by one family.
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; the land to which such right or privilege
pertains.
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.
The line which represents the termination area of a shared driveway.
A person duly registered by the Commonwealth of Pennsylvania to practice
professional engineering.
A vertical distance above or below a fixed reference level or a scale
drawing of the front, rear or side of a building.
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.
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.
A structure typically placed on or near property lines to define
the edge of a yard and/or to contain a use and/or to visually screen a use.
The complete submission of a preliminary or final plan with the proper
forms, plans, documents and other submissions and fees as required by this
chapter, according to the timetable set forth herein.
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.
The general and temporary inundation or partial and complete inundation
of normally dry land areas from the overflow of streams, rivers, watercourses
or other inland water from any source.
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).
That portion of the floodplain outside the floodway.
A relatively flat or low land area, adjoining a creek, stream or other watercourse, which is subject to partial or complete inundation; an area subject to the unusual and rapid accumulation or runoff of surface waters from any source. The "floodplain" shall include, but is not limited to, the area of the Floodplain Conservation Overlay District as per Chapter 224, Zoning.
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.
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.
The area as described in Chapter 224, Zoning, and delineated on the Floodplain Conservation Overlay District Map.
The length of any one property line of a lot, which property line
abuts a street line, ordinarily regarded as the front of the lot. For the
purposes of determining yard requirements on corner lots, all sides of a lot
adjacent to streets shall be considered front lot lines and subject to the
applicable yard requirements.
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.
The acreage of a lot within the title lines.
The sum of the gross horizontal areas of all floors of a building
measured from the exterior face of exterior walls or from the center line
of a common wall separating two buildings, but not including interior parking
spaces, loading spaces for motor vehicles or any space where the floor-to-ceiling
height is less than six feet.
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 city as a guaranty
that improvements required as part of an application for subdivision and/or
land development are completed to the satisfaction of the city.
The financial security that may be accepted by the city 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.
An alignment of plant material typically used to define a yard and/or
contain a use and/or to screen a use. Typical "hedges" in Coatesville are
privet "hedges."
All structures and uses which are designated as Class I, II or III in accordance with Chapter 224, Zoning.
Buildings, structures and areas which are on the National Register
of Historic Places or on the State Inventory of Historic Places and are valued
due to their significance as example and/or locations of events, customs,
skills and/or arts of the past, including those having a present significance.
A soil that formed under saturated conditions. See the Appendix for
list of hydric soils in the city.
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 report prepared in accordance with § 197-77 herein, which describes the adverse impacts which could be exerted by a proposed subdivision or land development and the mitigation measures to be employed to reduce or lessen the potential adverse impacts.
A plan which depicts measures to mitigate adverse impacts described
in an impact assessment report, such as traffic controls, landscaping (screening
or buffering), the use of retaining walls to save trees, the use of stormwater
management techniques to control flooding and the like.
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.
A body of water, such as a pond or 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 and other structures, that may be necessary
to produce usable and desirable land development.
A list of improvements approved by the city 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 public or quasi-public use, such as a school, church, museum or
other similar nonprofit entity.
See "lot, interior."
A right-of-way for pedestrian travel across or within a block, having
a minimum width of 10 feet.
The lowest visible surface of a drainage conduit or channel.
Any of the following activities:
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, submitted in compliance with
the requirements of this Subdivision and Land Development Chapter, showing
the provision for development of a tract of land. See also, "subdivision plan."
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 or she is authorized expressly
under the lease to exercise the rights of the owner; or other person having
a proprietary interest of the land which is the subject of an application
for subdivision and/or land development.
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.
That portion of a tract or lot in which plantings have been installed in accordance with the landscaping requirements of Article VIII. The "landscaped area" includes the buffer planting strip, as well as plantings which serve a functional and/or aesthetic purpose when located around and between buildings, roads, parking areas, sidewalks, walkways, sitting areas, service or maintenance structures, courtyards and the like.
The installations which result from the implementation of a landscape plan and the landscaping requirements of § 197-50, including such assets as trees, shrubs, paving, fences, walls, hedges, berms and the like.
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.
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.
A space, accessible from a street or way, in a building or on a lot,
for the temporary use of vehicles while loading or unloading merchandise or
materials.
Results which are manifest for or extending over a long period of
time.
A contiguous area of land held or to be held in one ownership separately
described by metes and bounds and not divided by a street, not including any
land within the limits of a street right-of-way upon which said lot abuts,
even if such right-of-way is maintained by the owner of the lot; a designated
parcel, tract or area of land established by a plat or otherwise as permitted
by law and recorded in the Office of the Recorder of Deeds of Chester County
by deed description.
The area enclosed by the property lines of a lot as herein defined
exclusive of the rights-of-way of dedicated streets, fire lanes, rights-of-way
or easements proposed for dedication or public utility easements other than
those directly servicing the lot; provided, however, that the area of land
comprised by any additional road rights-of-way which the City Council may
require shall not be subtracted when computing a minimum lot area.
A lot or parcel of land abutting upon two or more streets, including
shared driveways, or upon two parts of the same street, including shared driveways,
forming an interior angle of less than 135º.
The ratio of the total building area, plus any impervious surfaces
and pervious surfaces used for parking, to the gross acreage of the lot.
The distance along a straight line drawn from the midpoint of the
front lot line to the midpoint of the rear lot line. In the case of the corner
lot, the "lot depth" shall be achieved along the longest dimension of the
lot.
A lot which does not adjoin a street but is connected thereto by
an access strip of the required minimum width. Minimum lot area and other
dimensional requirements shall be those of the applicable zoning district
and shall be met on that portion of the lot exclusive of the access strip.
A legally recorded property boundary line. 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 line.
The line separating the lot from the street right-of-way. For interior
lots, the "lot line, front," is the line generally parallel to the street
right-of-way at the nearest point to the right-of-way where the lot attains
substantially the minimum required lot width.
The distance measured between the side lot lines at the required
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 of
the end dwelling unit. In the case of a corner lot, the "lot width" shall
be measured between the side lot line and the front lot line opposite.
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 transportable, single-family dwelling intended for permanent occupancy,
contained in one unit or in two or more units designed to be joined into one
integral unit capable of again being separated for repeated towing, which
arrives at a site complete and ready for occupancy except for minor and incidental
unpacking and assembly operations, and constructed so that it may be used
without a permanent foundation.
A parcel of land in a mobile home park, improved with the necessary
utility connections and other appurtenances necessary for the erections thereon
of a single mobile home.
A parcel or contiguous parcels of land which has been so designated
and improved that it contains two or more mobile home lots for the placement
thereon of mobile homes.
Structures which mark and identify lot lines and street lines or corners of lots and streets in accordance with Article VIII.
A building providing separate living quarters for three or more families.
See Pennsylvania Municipalities Planning Code (MPC).[2]
A composition of land, water and/or air represented by its inherent
physical and biological resources.
Physical and biological resources manifest in land or water, such
as wetlands, springs, ponds, streams, soils, rock, slopes, trees and other
vegetation.
A section of the City of Coatesville as delineated on the Coatesville Historic District Map in Appendix C of this chapter, that has the pattern and form which is typical to the city, including buildings placed at a build-to line, front porches (which are unenclosed) and a small front yard which is landscaped.
The acreage of a lot, excluding any area within existing or designated
future road rights-of-way, existing utility rights-of-way and access strips
for interior lots, or other areas as defined under "lot area."
The total of all floor areas of a building, excluding stairwells
and elevator shafts, equipment rooms, interior vehicular parking or loading
and all floors below the first or ground floor, except when used or intended
to be used for human habitation or service to the public.
Trees of twelve-inch caliper or greater which are within a woodland
or forest area or are freestanding.
The plan adopted by the city and approved by the Pennsylvania Department
of Environmental Resources, which sets forth recommendations for the provision
of adequate sewage systems in the city in accordance with the Pennsylvania
Sewage Facilities Act, Act 537.[4]
A single system of piping, septic tanks or other facilities serving
a single lot, collecting and disposing of sewage into the soil on the lot
where such system is used through septic tank filter fields and in compliance
with the prevailing federal, state, county and municipal regulations.
An individual well on the lot where the well services one lot and/or
water supply on a lot occupied or to be occupied serving a permitted building
and in compliance with the prevailing federal, state and county regulations.
A site listed on the Pennsylvania Natural Diversity Inventory (PNDI) , due to its biological resource value, the regulations for which are addressed under § 197-51. PNDI is a comprehensive computerized inventory of Pennsylvania's most significant natural areas. The database, which is maintained by the Department of Environment Protection, contains the status and location of plants, animals, geological landmarks, natural communities and other natural features considered exemplary, unique, rare or endangered in the state.[5]
A paved area for five or more motor vehicles which serves as a temporary
location for the vehicles when not in use/transit.
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. The size of "parking spaces" shall be as required in Article VIII.
Open spaces which are used for leisure pursuits in the form of a
playground, playfield, tot-lot, fitness trail, pathway or like amenity.
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 6-23-1982 (P.L.
613, 173) and further amended by Act 170 of 1988, 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 and/or pervious to water or other liquids.
Characteristics of the natural environment manifest in its landforms,
soils, geological structure of surface 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.
A draft, diagram or drawing or set thereof showing the present and proposed physical features of and improvement to land and the proposed development thereto; see also Article III for classification and procedures for "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 a registered professional engineer or registered
landscape architect, showing the construction details of streets, sewers,
drainage, bridges and other required improvements.
See "land development plan."
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 Articles V and VII, 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 or surveyor, showing
the ultimate width of streets or alleys, the lot lines, easements, existing
structures, streams, floodplains, building setback lines and the original
required endorsements of the city and any other relevant information pertaining
to a subdivision and/or land development as required by this chapter.
See "site development plan."
A schematic plan 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.
An area of land, controlled by a landowner, to be developed as a single entity for a number of dwelling units or combination of residential and nonresidential uses, the development plan for which does not correspond in lot size, bulk, type of dwelling or use, density, or intensity, lot coverage and required open space to the regulations established in any one district created, from time to time, under the provisions of Chapter 224, Zoning.
Trees, shrubs and ground covers which are installed and maintained in accordance with a landscaping plan as set forth in Article VIII.
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.
An accessory structure attached to a building, typically on the front
or side and typically unenclosed but with a roof, which provides cover and
shade, as well as a change in the scale of a building to serve as a better
transition for the height of the building relative to the front yard, sidewalk
and streetscape.
Results of a direct nature which have a principal influence on a
particular condition or state.
Includes the following: parks, playgrounds, trails, paths and other
recreational areas and public areas; sites for schools, sewage treatment,
refuse disposal and other publicly operated facilities; and publicly owned
or operated historic sites.
A formal meeting held pursuant to public notice by the City Council
or Planning Commission, intended to inform and obtain public comment, prior
to taking action in accordance with the provisions of this chapter.
Notice published once each week for two successive weeks in a newspaper
of general circulation in the city. 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.
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.
Outdoor recreation activities which are intensive in nature, both
in terms of participation and in use of the land or facility where such activity
takes place. "Active recreation" usually involves a group or groups of participants
and requires some knowledge or skill for adequate participation.
Outdoor recreation activities for individuals or small groups which
are usually performed in a natural setting with minimal site preparation and
facilities.
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.
A limitation on property which may be created in a deed; lease; mortgage;
through certain zoning, subdivision or other city 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 alteration of any streets or alleys or the establishment of any new
streets or alleys within any such subdivision. "Resubdivision" does not include
conveyances made so as to combine entire existing lots by deed or other instrument.
A wall which retains soil or land and serves as a grade transition.
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 freshwater
from year-round streams. "Retention basins" always contain water and thus
may be considered man-made 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
City Planning Commission, City Engineer, other city officials, representatives
and bodies and the City Council to determine compliance with this chapter
and its regulations, design standards and all other city ordinances, codes,
regulations, plans or maps.
A strip of land granted or reserved for public or private use.
A type of street and has the same meaning as such.
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 plantings which are used in a buffer planting strip or other
landscaping arrangement to create a continuous visual buffer.
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; 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.
Solid material, both mineral and organic, that is in suspension,
is being transported or has been moved from its site of origin by water.
A retention or detention basin located and designed to retain rock,
sand, gravel, silt and other stormwater transported material through trapping,
screening, settling, etc.
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.
That line that is the required minimum distance from the ultimate
right-of-way of a street line or any other lot line that establishes the area
within which any permitted use must be erected or placed. (See "building setback
line.")
The total of organic waste and wastewater generated by residential,
industrial, commercial, institutional or other establishments.
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 city 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 and has a canopy which screens and filters the sun in the summer and
winter, respectively.
Results which occur immediately or within a short period of time,
such as a week.
A paved, surfaced or leveled area, paralleling and separated from
the cartway of the street or alley, used as a pedestrian walkway.
A visual communication that is used for the purpose of bringing the
subject thereof to the attention of others. "Signs" include letters, numbers,
symbols, trademarks, illustrations or designs as they may appear on signs,
billboards, banners, storefronts, marquees, canopies and other stationary
locations on or off the premises of the activity to which the message pertains.
Finely divided particles of soil or rock, often carried in cloudy
suspension in water and eventually deposited as sediment.
See "street, single-access."
A tract or parcel of land or combination of contiguous lots on a
tract which form an area for a development project.
A plan illustrating the proposed development of a property.
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 Article VIII.
A field test in accordance with criteria of the Pennsylvania Department
of Environmental Protection and the Sewage Enforcement Officer conducted to
determine the suitability of the soil for on-site sewage disposal facilities
and infiltration structures by measuring the absorptive capacity of the soil
at a given location and depth.[6]
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.
A section or sections of which an applicant proposes to commence
development at the same time, as part of a timetable for development of any
development over a period of years.
Those areas of land which are characterized by a change in elevation of 15% or more but not exceeding 25% over the specified distance or contour as specified in Article VIII.
A sewer that carries stormwater, surface water and groundwater drainage
but excludes sewage and residential, commercial and industrial wastes.
Water which surfaces, flows or collects during and subsequent to
rain or snowfall.
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 wells 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 city codes, ordinances, regulations, plans
and maps.
Any perennial current or flow of water, especially one running along
the surface of the earth.
A public or privately owned right-of-way abutting and furnishing
access to more than one lot and serving primarily as a means of motor vehicle
travel; also used to provide space for installation of improvements, such
as sewers, other utilities, street trees and sidewalks.
The dividing line between a lot and the outside boundary or right-of-way
line of a street, alley or highway legally open or officially platted or between
a lot and a privately owned street or alley.
A street intended to serve a principal role in collecting traffic
from and between residential neighborhoods and other areas within the city.
See "cul-de-sac."
A street not offered or required to be offered for dedication or
a street not duly accepted by the City Council as a public street but nevertheless
designed to public street standards.
A street which is either a cul-de-sac or a dead-end or a stub street.
A shade tree within a street right-of-way in accordance with Article VIII. "Street trees" recommended for use within the city are listed in the Appendix of this chapter.
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 structure, such as the bearing walls, partitions, columns, beams or girders,
or any change which could convert an existing structure into a different structure
or adapt the structure 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
of any residential dwelling, shall be exempted.
A sketch, preliminary or final plan, submitted in compliance with
this chapter showing the provision for the subdivision of a tract of land.
See also "land development plan."
Where, in the judgment of the City Engineer, at least 90% of those improvements required as a condition of final plan 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 us. (Ninety percent shall be determined based on the cost of the required improvements for which financial security is posted pursuant to Article IX.)
A person duly registered by the Commonwealth of Pennsylvania to practice
surveying.
An elongated depression in the ground which collects and channels
surface water runoff.
The form of occupancy of a unit, i.e., fee simple sale, rental, condominium,
cooperative, etc.
A lot that abuts a street on two sides, which are opposite or not
adjacent.
An area, lot, parcel, site or property which is the subject of a
subdivision and/or land development application.
A system for the movement of people or goods, including conveyers,
such as streets or alleys, 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. "Uses" may include those which are accessory, conditional, permitted principal (by-right) and/or special exception, as regulated in Chapter 224, Zoning.
Facilities, such as sewers, water mains, fire hydrants, streetlights
and other facilities of the same general character; 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.
The area of land which is characterized by a change in elevation of 25% or more over the specified distance or contour as specified in Article VIII.
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.
Consists of all pipes, fittings, and appurtenances from the water
riser pipe to the water inlet pipe of the distribution system within the mobile
home.
A stream, such as a creek, run or other body of running water, in
which water flows in a definite direction or course, either continuously or
intermittently.
An inventory of the source, quantity, yield and the use of groundwater
and surface water resources within the city.
Areas with hydric soils that are inundated or saturated by surface
and/or ground water which support hydrophytic vegetation, such as swamps,
bogs, marshes and the like, such areas being regulated by the United States
Army Corps of Engineers and/or the Pennsylvania Department of Environmental
Protection.[7]
The transitional area extending from the outer limit of the wetland.
For the purposes of this chapter, the "wetlands margin" shall extend 100 feet
from the wetland boundary or to the limit of the hydric soils, whichever is
less.
Those areas of extensive vegetation in which the dominant plants
are trees that are indigenous to the area, such areas being illustrated in
the Open Space, Recreational and Environmental Resources Plan. "Woodlands"
shall be defined specifically as one-fourth (1/4) acre or more of contiguous
wooded land where the largest trees measure at least six inches diameter at
DBH and are inclusive of the outer dripline of the trees or a grove of trees
forming a canopy where 10 or more trees measure at least six inches DBH.
The City of Coatesville Zoning Ordinance, as amended; Chapter 224 from the Code of the City of Coatesville.
B.
Words not defined above shall have the meanings given
in the Municipalities Planning Code,[8] Chapter 224, Zoning, or other city codes and ordinances and, if not defined in the aforementioned documents, the most recent edition of Webster's Unabridged Dictionary.
[8]
Editor's Note: See 53 P.S. § 10101 et seq.
