Part 8
Definitions
§22-801 General Interpretations.
Unless the context requires otherwise, the following definitions shall be used in the interpretation of this Chapter. In addition, the word "lot" includes the words "plot" and "parcel”; words in the present tense shall include the future; the singular shall include the plural and the plural the singular; the male gender shall include the female; the word "person" shall include a partnership or corporation, as well as an individual; and the term "shall" is mandatory, the word "may" is permissive.
(Ord. 96-01-02, 1/2/1996, Article 8, §800)
§22-802 Definitions.
Access Drive - a means, other than a street, which provides vehicular access from a street to a lot or property; i.e., a driveway or private right-of-way.
Acre - a measure of land area containing 43,560 square feet.
Agent - any person, other than the landowner, who, acting for the landowner, submits subdivision or land development plans to the Township for the purpose of obtaining approval thereof. (See also “developer.”)
Agricultural Purposes - the use of more than 10 acres of land for the purpose of producing agricultural commodities, which shall include but not be limited to: growing grains, fruits, vegetables, nursery plants, Christmas trees, or timber; raising poultry or livestock; or producing agricultural commodities through greenhouse production. In some instances the use of land for agricultural purposes may involve the construction of barns, silos, feed lots and/or farm related accessory buildings.
Agriculture - the use of land for agricultural purposes, including crop farming, dairying, pasturage, apiculture, horticulture, floriculture, viticulture, aquaculture, forestry, and animal and poultry husbandry, and the accessory uses for packing, treating, and storage of produce; provided however that the operation of any such accessory use shall be secondary to that of the normal agricultural activities.
Anchoring System - a system of tie-downs and anchors designed and installed on mobile home pads in accordance with the standards of this Chapter and as may be appropriate for floodplain management purposes, the Department of Community and Economic Development, which are intended to secure the mobile home against uplift, sliding or rotation. (See §22-601.B(3).) [Ord. 2004-1]
Application - the application form and all accompanying documentation required of an applicant by the requirements of this Chapter for review and approval of a subdivision or land development proposal, whether preliminary or final in nature.
Applicant - a landowner, subdivider, or developer, as hereinafter defined, who has filed an application for subdivision or land development, including his heirs, successors and assigns.
Area - the surface included within a set of lines.
A. Area, Lot - the area contained within the property lines of individual parcels of land shown on a subdivision or land development plan, excluding any area within a street right-of-way, but including the area of any easement.
B. Area, Site - the total area of a proposed subdivision or land development, regardless of interior lot lines or proposed lots, streets or easements.
Berm - see “shoulder.”
Block - an area bounded by streets.
Buffer Yard - land area, either landscaped or planted, used to visibly separate one use from another or to shield or block noise, light, or other potential nuisance.
Building - a structure, or any part thereof, having walls and a roof which is used or intended to be used for the housing, sheltering, or enclosure of persons, animals or property. Included shall be all manufactured homes and mobile homes to be used for human habitation.
A. Building, Accessory - a detached, subordinate building, the use of which is customarily incidental and subordinate to that of the principal building, and which is located on the same lot as the principal building.
B. Building, Principal - the main structure on a given lot, in which the primary use of the site is conducted.
Building Setback Line - the line established by, the required minimum front yard setback from the street right-of-way or front lot line for buildings or structures. The building setback line shall be the point at which minimum lot width shall be measured.
Building/Zoning Permit -
A. The permit required by the Township Zoning Ordinance [Chapter 27] for the construction, alteration, or change of use of any building or structure.
B. A permit stating that the purpose for which a building or land is to be used is in conformity with the uses permitted and all other requirements of the Township Zoning Ordinance [Chapter 27] for the zoning district in which the use is to be located.
Campground - a tract or tracts of land, or any portion thereof, used or intended to be used for the purpose of providing two or more spaces for recreational vehicles or tents for camping purposes, regardless of whether a fee is charged for the leasing, renting or occupancy of such space. The term "campground" shall also include recreational vehicle parks.
Cartway - the surface of a street or alley available for vehicular traffic, including traveled lanes and on-street parking spaces, but excluding shoulders, curbs, sidewalks or drainage swales.
Centerline - a line located exactly in the center of the width of the cartway, right-of-way, easement, access, road, or street.
Chairman - the Chairman of the Wolf Township Board of Supervisors or Township Planning Commission, as indicated.
Clear Sight Triangle - an area of unobstructed vision at street or driveway intersections defined by lines of sight between points at a given distance from the intersection of the street centerlines.
Cluster Development - a development design technique that modifies the Township's required dimensional standards, thereby allowing the concentration or grouping of residential dwellings or buildings in specific areas on the site and providing for the remainder of the site to be used for recreation, common open space, and preservation of environmentally-sensitive features. Clustering may be permitted in all zoning districts of the Township providing for residential uses subject to the criteria established in this Chapter and the Township Zoning Ordinance [Chapter 27]. (See §22-503.B.)
Completely Dry Space - a space which will remain totally dry during flooding; the structure is designed and constructed to prevent the passage of water and water vapor.
Condominium - a building, or group of buildings, in which units are owned individually, and the structure, common areas and facilities are owned by all the owners on a proportional, undivided basis.
Conservation District - the Lycoming County Conservation District.
Contour - a line that connects the points on a land surface that have the same elevation.
Conversion Apartment - a dwelling or other building converted for residential occupancy by more than one family. The specific number of permitted dwelling units shall be as set forth in the Township Zoning Ordinance [Chapter 27] for the district in which the conversion is to be located.
County - Lycoming County, Pennsylvania, unless otherwise specified.
Cul-de-sac - see “street, cul-de-sac.”
Curb - a barrier, either concrete or bituminous, marking the edge of a roadway or paved area of the cartway.
Cut - an excavation or material removed in excavation; also, the difference between a point on the original ground and a designated point of lower elevation on the final grade.
Dedication - the deliberate appropriation or donation of land or property by its owner for any general and public uses, reserving to himself no other rights than are compatible with the full exercise and enjoyment of the public uses to which the property has been designated. Acceptance of any such dedication to the Township is at the complete discretion of the Township Supervisors.
Deed - a legal document conveying ownership of real property.
Deed Restriction - a restriction on the use of land set forth in the deed or instrument of conveyance. Said restriction usually runs with the title of the land and is binding upon subsequent owners of the property. It shall not be the responsibility of the Township to enforce deed restrictions, unless the restriction(s) resulted as a condition or stipulation of subdivision or land development approval.
Density - the number of families, individuals, dwelling units, or housing structures permitted to be constructed or situated on a specific unit of land.
DEP - the Pennsylvania Department of Environmental Protection.
Detention Basin - a basin or pond designed to retard storm water runoff by temporarily storing the runoff and releasing it at a predetermined rate.
Developer - any landowner, agent of such landowner, or tenant with the permission of such landowner, who makes or causes to be made a subdivision of land or a land development. (See also “agent” and “subdivider.”)
Development - any man-made change to improved or unimproved real estate, including but not limited to the construction, reconstruction, renovation, repair, expansion or alteration of buildings or other structures; the placement of mobile homes or manufactured housing; streets, or other paving; utilities; filling, grading, and excavation; mining; dredging; drilling operations; storage of equipment or materials; and the subdivision of land. (See also “land development.”)
Drainage Area - the entire region or area in which all of the surface and/or subsurface runoff concentrates at a selected point or into a particular stream. (See also “watershed area.”)
Drainage Easement - an easement required for the installation of stormwater management facilities or drainage swales, and/or required for the preservation or management of a natural stream or watercourse or other drainage facility.
Drainage Facility - any ditch, gutter, swale, pipe, culvert, storm sewer or other structure or facility designed, intended or constructed for the purpose of diverting surface waters from or carrying surface waters off streets, public rights-of-way, parks, recreation areas, or any part of any subdivision or land development. (See also “stormwater management facility.”)
Drainageway - any natural or artificial watercourse, trench, ditch, swale or similar depression into which surface water flows.
Driveway - a minor vehicular accessway providing access between a public or private street and a parking area or garage within the lot or property.
Dropped Curb - a section of curbing which is lowered to the street pavement level to permit access into a property or properties for vehicles or handicapped persons.
Dwelling - a building, structure, or other shelter designed for or occupied exclusively as the residence or sleeping place of one or more persons.
A. Dwelling, Single-Family Attached - a dwelling containing only one dwelling unit from ground to roof, having independent outside access and a portion of one or two walls in common with an adjoining dwelling(s); i.e., a townhouse.
B. Dwelling, Single-Family Detached - a dwelling containing only one dwelling unit from ground to roof, having open space on all sides of the structure, except for a mobile home as defined below.
C. Dwelling, Mobile Home - see “mobile home.”
D. Dwelling, Multi-Family -
(1) A dwelling structure containing three or more dwelling units, with or without independent outside access to each unit, but not a single-family attached dwelling as defined above; i.e., an apartment building.
(2) For the purposes of this Chapter, the placement of more than one multi-family dwelling structure or more than one single-family attached dwelling structure, or a combination thereof, on a single tract of ground shall be considered to be a multi-family housing development.
E. Dwelling, Two-Family Attached - an attached or semi-attached building containing two independent dwelling units which are entirely separated by vertical walls or horizontal floors, unpierced except for access to the outside or to a common basement or cellar.
Dwelling Unit - one or more rooms in a dwelling structure designed for the use by one or more individuals living together as a single housekeeping unit, with cooking, living, sanitary and sleeping facilities. Recreational vehicles and facilities for transient lodging shall not be considered as dwelling units for the purpose of this Chapter.
Easement - a defined right of use or privilege granted for a limited use of land for a public or quasi-public purpose.
Elevation -
A. A vertical distance above or below a fixed reference level.
B. A flat scale drawing of the front, rear or side of a building.
Engineer -
A. A professional engineer licensed in the Commonwealth of Pennsylvania.
B. The professional engineer duly appointed as the engineer for Wolf Township.
Erosion - the removal of surface materials by the action of natural elements.
Erosion and Sedimentation Control - temporary and permanent actions or measures taken to reduce erosion and sedimentation and to control stormwater runoff during and after development activities, generally carried out as part of a plan developed prior to the initiation of the earth moving activity. (See also “soil erosion and sedimentation control plan.”)
Essentially Dry Space - a space which will remain dry during flooding, except for the passage of some water vapor or minor seepage; the structure is substantially impermeable to the passage of water.
Excavation - removal or recovery, by means whatsoever of soil, rock, minerals, mineral substances or organic substances other than vegetation, from water or land on or beneath the surface thereof, or beneath the land surface, whether exposed or submerged.
Fill -
A. Any act by which earth, sand, gravel, rock or 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 the stripped surface and shall include the conditions resulting therefrom.
B. The difference in elevation between a point on the original ground and a designated point of higher elevation on the final grade.
C. The material used to make a fill.
Financial Security - A bond, certified check, irrevocable letter of credit, special savings or escrow account, or other form of monetary guarantee satisfactory to the Township which is intended to ensure that the developer installs all improvements required as a condition of final subdivision or land development plan approval or which is intended to guarantee the structural integrity of completed improvements. (See also “improvement guarantee.”)
Flood - A temporary inundation of normally dry land areas.
A. Flood, One Hundred-Year - a flood that, on the average, is likely to occur once every 100 years, i.e., that has a 1% chance of being equaled or exceeded in any given year; for the purposes of this Chapter, the regulatory flood.
B. Flood, Regulatory - the flood that has been selected to serve as the basis upon which the floodplain management provisions of this Chapter have been based; the 100-year flood.
Flood Fringe - that portion of the 100-year floodplain outside the floodway, excluding areas shown as approximate 100-year flood zones on the Township's Flood Boundary and Floodway Maps.
Flood Hazard Area - for the purposes of this Chapter, the Flood Hazard Area shall be defined the same as the floodplain.
Floodplain -
A. A relatively flat or low land area adjoining a stream, river, or watercourse, which is subject to partial or complete inundation.
B. Any area subject to the unusual and rapid accumulation or runoff of surface waters from any source. The boundary of this area shall coincide with the boundary of the 100-year flood.
Floodproofing - any combination of structural and nonstructural modifications or other changes or adjustments to buildings or their contents, undertaken to reduce or eliminate flood damage.
Floodway - the designated area of a floodplain required to carry and discharge the flood waters of a given magnitude. For the purposes of this Chapter, the floodway shall be capable of accommodating a flood of a 100-year magnitude.
General Floodplain - that portion of the floodplain for which no specific flood profiles exist and which is designated as approximated 100-year floodplain area on the Township's Flood Boundary and Floodway Maps.
Governing Body - the Board of Supervisors of Wolf Township, Lycoming County, Pennsylvania.
Grade - the degree of rise or descent of a sloping surface.
A. Grade, Street - the elevation of the centerline of an existing or proposed street; the percentage of slope.
B. Grade, Finished - the final elevation of the ground surface after development.
Identified Floodplain Area - the floodplain area specifically identified in the Wolf Township Zoning Ordinance [Chapter 27] as being inundated by the 100-year flood, including areas identified as Floodway, Flood Fringe and General Floodplain.
Impervious Surface - any surface which reduces or prevents absorption of stormwater into previously undeveloped land.
Improvement Agreement - a formal agreement executed by the developer and the Township Supervisors guaranteeing that the developer will install all improvements required as a condition of final approval of his subdivision or land development plans, and including financial security in an amount and form acceptable to the Township. (See §22-305.)
Improvement Guarantee - financial security filed by a developer with the Township Supervisors in an amount and form acceptable to the Township intended to guarantee the installation of any improvements required as a condition of final subdivision or land development plan approval.
Improvements - those physical additions, installations or changes made to the land which are necessary to produce usable and desirable lots including, but not limited to, streets, curbs, sidewalks, street lights, water mains, sewer lines, fire hydrants, drainage and/or stormwater management facilities, bridges and culverts.
Land Development - any of the following activities:
A. The improvement of one lot or two or more contiguous lots, tracts or parcels of land for any purpose involving:
(1) 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.
(2) 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.
B. A subdivision of land. Provided however, that the following activities shall be exempted from the definition of land development:
(1) The conversion of an existing single-unit detached dwelling into not more than three residential units, unless such units are intended to be a condominium.
(2) The addition of an accessory building, including farm buildings, on a lot or lots subordinate to an existing principal residential building or agricultural use.
(3) The addition or conversion of buildings or rides within the confines of an enterprise which would be considered an amusement park. For the purposes of this Chapter, an amusement park is defined as a tract or area used principally as a location for permanent amusement structures or rides. This exclusion shall not apply to newly acquired acreage by an amusement park until initial plans for the expanded area have been approved by the proper authorities.
Land Development, Commercial - the subdivision or development of a tract of land into lots or spaces which are designed or intended for commercial purposes, including, but not limited to shopping centers, motels, and other similar types of development.
Land Development, Industrial - the subdivision or development of a tract of land into lots or spaces which are designed or intended for industrial purposes, including, but not limited to industrial parks, multi-tenant buildings, and other similar types of development.
Land Development, Institutional - the subdivision or development of a tract of land into lots or spaces which are designed or intended for institutional purposes, including, but not limited to schools, hospitals, nursing or personal care homes, municipal buildings, or other similar types of development.
Land Development, Recreational - the subdivision or development of a tract of land into lots or spaces which are designed or intended for intermittent recreational purposes, including, but not limited to campgrounds, vacation home developments, private or public parks or playgrounds, or other similar types of development.
Land Development, Residential - the subdivision or development of a tract of land into lots or dwelling units which are designed or intended for full-time residential occupancy including, but not limited to, cluster developments, multifamily dwellings or housing developments, or mobile home parks.
Landowner - the legal or beneficial owner or owners of land including the holder of an option or contract to purchase (whether or not such option or contract is subject to any condition), a lessee if he is authorized under the lease to exercise the rights of the landowner, or other person having a proprietary interest in land.
Lease - a contract or agreement by which one conveys real estate for a specific term, for a specified rent. For the purposed of this Chapter, such arrangement shall be for a period of 6 months or more in duration.
Leveling Area - a safe stopping area at the intersection of streets or the intersection of a driveway and a street which is designed in accordance with the standards of this Chapter.
Loading Berth - an off-street space, accessible from a street or alley, in a building or on a lot, designed or intended for the temporary parking of a commercial vehicle while loading or unloading merchandise or materials.
Location Map - a map sketch or diagram included on a subdivision or land development plan showing the relation of the site to all road and highway systems and municipal boundaries in the area surrounding the proposed subdivision or development.
Lot - a designated parcel, tract, or area of land established by a plat or otherwise as permitted by law and to be used, developed or built upon as a unit.
A. Lot, Add-on - a parcel of ground located immediately adjacent to other property owned by the intended grantee, that is being added to the grantee's existing lot-of-record. Said lots shall not be subject to the minimum area or soils testing requirements of this Chapter provided that the grantee is willing to combine both parcels into one description in a new deed and indicate therein that both parcels are to be considered as one for subdivision purposes. (See §22-402.2.F.)
B. Lot, Area - see “area.”
C. Lot, Corner - a lot with two adjacent sides abutting on two or more public or private streets, or upon two parts of the same street forming an interior angle of less than 135º.
D. Lot, Depth - the average horizontal distance measured from the front lot line to the rear lot line.
E. Lot, Double Frontage - an interior lot extending from one street to another, with frontage on both streets.
F. Lot, Frontage - the length of the front lot line measured at the street right-of-way line.
G. Lot, Interior - a lot other than a corner lot.
H. Lot, Reverse Frontage - a double frontage lot extending between and having frontage on an arterial or collector street and on a local street or alley, with vehicular access restricted to the latter, usually due to topographic constraints or safety considerations.
I. Lot, Width - the distance measured between the side lot lines at the required building setback line; in the case where there is only one side lot line, between such lot line and the opposite lot line.
Lot Line - The property lines bounding the lot.
A. Lot Line, Front - a line separating the lot from a street or street right-of-way; or where a lot has no road frontage, the line opposite the rear lot line.
B. Lot Line, Rear - the lot line opposite and most distant from the front lot line.
C. Lot Line, Side - any lot line other than a front or rear lot line.
Lot of Record - any lot which individually or as a part of a subdivision has been recorded in the Office of the Recorder of Deeds of Lycoming County, Pennsylvania.
Marker - an iron pipe or iron or steel bar set by a registered professional land surveyor to permanently mark the beginning and end of curves along property lines, angles in property lines, and lot corners. (See also “monument.”)
Mediation - a voluntary negotiating process in which parties in a dispute mutually select a neutral mediator to assist them in jointly exploring and settling their differences, culminating in a written agreement which the parties themselves create and consider acceptable.
Mobile Home - a transportable, single family dwelling intended for permanent occupancy, contained in one unit, or in two or more units designed to be joined into 1 integral unit capable of again being separated for repeated towing, which arrives at a site complete and ready for occupancy except for minor and incidental unpacking and assembly operations, and constructed so that it may be used without a permanent foundation. For floodplain management purposes, the term shall also include park trailers, travel trailers, recreational vehicles and other similar types of manufactured homes placed on a site for a period of time exceeding 180 consecutive days.
Mobile Home Lot - a parcel of land in a mobile home park, improved with the necessary utility connections and other appurtenances necessary for the erection thereon of a single mobile home.
Mobile Home Pad or Stand - the part of an individual mobile home lot which has been reserved for the placement of the mobile home, appurtenant structures and connections.
Mobile Home Park - 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. For floodplain management purposes, the term shall also include facilities for the placement of two or more park trailers, travel trailers, recreational vehicles, or other similar types of manufactured housing for a period of time exceeding 180 consecutive days. (See also §22-601.)
Modification - see “waiver.”
Monument - for the purposes of this Chapter, a monument shall be defined to mean a reinforced concrete or stone monument, or a concrete-filled cast iron pipe, set by a registered professional land surveyor to permanently identify the intersection of major street right-of-way lines, the intersection of lines forming angles in the boundaries of the subdivision, or at other locations as determined appropriate by the Township.
Municipality - Wolf Township, Lycoming County.
Off-street Loading - see “loading berth.”
Off-street Parking - see “parking area” and “parking space.”
Open Space - space not occupied, open to the sky, and on the same lot with a building or structure.
A. Open Space, Public - any land area set aside, dedicated, designated or reserved for public enjoyment.
B. Open Space, Common - a specific area of land or water, or a combination of land and water within a development site, which is designed and intended for the principal use or enjoyment of the occupants of the development, not including streets, off-street parking areas, and land dedicated for public or community facilities or use.
Pennsylvania DEP - the Pennsylvania Department of Environmental Protection.
PennDOT - the Pennsylvania Department of Transportation.
Parcel - a lot, plot, or tract of land.
Parking Area - any public or private land area designated and used for parking of vehicles including parking lots, garages, private driveways and legally designated areas of public streets.
Parking Space - an off-street area on a lot or in a parking area, designed or intended to be used for the parking of one vehicle with direct, useable access to a street or road.
Pavement - a sub-base, base, or surface course placed on a sub-grade to support traffic load.
Pedestrian Walkway - a specified easement, walkway, path, sidewalk or other reservation which is designed and used exclusively by pedestrians.
Plan - a map or plat of a subdivision or land development, whether sketch, preliminary or final. (See also “subdivision plan.”)
A. Plan, Sketch - an informal plan, not necessarily to exact scale, indicating salient existing features of a tract and its surroundings and the general layout of a proposed subdivision or land development.
B. Plan, Preliminary - a general subdivision or land development plan indicating the approximate proposed layout of a subdivision or land development as a basis for consideration prior to preparation of the final plan.
C. Plan, Final - a complete and exact subdivision or land development plan prepared for official approval and recording as required by statute.
Planning Commission - the Planning Commission of Wolf Township, Lycoming County, Pennsylvania.
Plat - the map or plan of a subdivision or land development, whether preliminary or final. (See also “plan.”)
Plot - a parcel of land that can be identified and referenced to a recorded plat or map.
Private - something owned, operated and supported by private individuals or a private corporation, rather than a government.
Public - something owned, operated and controlled by a government agency (Federal, State or local), including a corporation created by law for the performance of certain specialized governmental functions.
Public Hearing - a formal meeting held pursuant to public notice by the Township Supervisors, Township Planning Commission or Township Zoning Hearing Board, intended to inform and obtain public comment, prior to taking certain actions as required by the Pennsylvania Municipalities Planning Code, 53 P.S. §10101 et seq.
Public Meeting - a forum held pursuant to notice under the act of July 3, 1986 (P.L. 388, No. 84), known as the “Sunshine Act,” 65 Pa.C.S.A. §701 et seq.
Public Notice - notice published once each week for 2 successive weeks in a newspaper of general circulation in the Township. Such notice shall state the date, time, and place of the hearing and the particular nature of the matter to be considered. The first publication shall not be more than 30 days and the second publication shall not be less than 7 days prior to the hearing date.
Recreational Vehicle - a portable or mobile vehicle built on a chassis and designed or used as a temporary dwelling for travel, recreation or vacation purposes. For the purposes of this Chapter, recreational vehicles shall include travel trailers, house trailers, truck campers, motor homes and other similar types of vehicles. Where such vehicles are to be placed on a lot or in a campground located in any designated Floodplain District, they may be on the site for no more than 179 consecutive days and must be fully licensed and ready for highway use at all times.
Recreational Vehicle Park - any site upon which two or more recreational vehicles are, or are intended to be, located. (See also “campground.”)
Recreation Area - undeveloped land within a subdivision or development which is set aside or reserved for recreational use in accordance with the requirements of this Chapter. (See §22-404.)
Regulatory Flood Elevation - the 100 year flood elevation.
Residual Property - the lot or parcel created through subdivision which is the remaining portion of the parent tract. The residual property shall be considered as an integral part of the proposed subdivision and shall be required to meet the standards of this Chapter, where determined appropriate or necessary by the Wolf Township Planning Commission or Board of Supervisors.
Retention Basin - a pond, pool or basin used for the permanent storage of stormwater runoff.
Right-of-Way -
A. A specific type of easement being limited to use for passage over another person's land; for example, an easement for vehicular passage or public utility passage.
B. A strip of land acquired by reservation, dedication, prescription, or condemnation which is occupied or intended to be occupied by a road, crosswalk, railroad, electric transmission line, oil or gas pipeline, water lines, sanitary sewer or storm sewer lines or other similar use.
Runoff - the surface water discharge or rate of discharge of a given watershed after a rainfall or snowfall that does not enter the soil but runs off the surface of the land.
Sanitary Sewage - any liquid waste containing animal or vegetable matter in suspension or solution, or the water-carried waste resulting from the discharge of water closets, tubs, washing machines, sinks, dishwashers, or any other source of water-carried waste of human origin or containing putrescible material.
Sanitary Sewer - pipes that carry only domestic, commercial or industrial sewage and into which storm, surface and ground waters are not intentionally admitted.
Screen Planting - a barrier to visibility, glare, and noise between adjacent properties made of plant materials such as trees or shrubs which shall be of such species that will produce the desired visual screen and be of such density as is necessary to achieve the intended purpose.
Sediment - deposited silt that is being or has been moved by water or ice, wind, gravity or other means of erosion.
Sedimentation - the process by which mineral or organic matter is accumulated or deposited by moving wind, water or gravity.
Service or Auxiliary Building - a structure housing operational, office, recreational, maintenance and other facilities usually associated with a land development, i.e., a mobile home park or recreational complex.
Setback - the horizontal distance between a structure and a street line or property line. (See also “building setback line.”)
Sewage - a substance that contains the waste products or other discharge from the bodies of human beings or animals and noxious or deleterious substances being harmful or inimical to the public health, or to animal or aquatic life, or to the use of water for domestic water supply or for recreation, or which constitutes pollution under the Clean Streams Law.
Sewage Facility - a system of sewage collection, conveyance, treatment and disposal which will prevent the discharge of untreated or inadequately treated sewage or other waste into waters of the Commonwealth or otherwise provide for the safe and sanitary treatment and disposal of sewage or other waste.
Sewage System, Community - a sewage facility, whether publicly or privately owned, for the collection of sewage from two or more lots, or two or more equivalent dwelling units and the treatment or disposal, or both, of the sewage on one or more of the lots or at another site.
A. Sewage System, Community Onlot - a community sewage system which uses a system of piping, tanks or other facilities for collecting, treating and disposing of sewage into a subsurface soil absorption area or retaining tank.
B. Sewage System, Community Sewerage - a community sewage system which uses a method of sewage collection, conveyance, treatment and disposal other than renovation in a subsurface absorption area, or retention in a retaining tank.
Sewage System, Individual - a sewage facility, whether publicly or privately owned, located on a single lot and serving one equivalent dwelling unit and collecting, treating and disposing of sewage in whole or in part into the soil or into waters of the Commonwealth or by means of conveyance of retaining tank wastes to another site for final disposal.
A. Sewage System, Individual Onlot - an individual sewage system which uses a system of piping, tanks or other facilities for collecting, treating and disposing of sewage into a subsurface absorption area or a retaining tank.
B. Sewage System Individual Sewerage - an individual sewage system which uses a method of sewage collection, conveyance, treatment and disposal other than renovation in a subsurface absorption area, or retention in a retaining tank.
Shopping Center - a group of three or more commercial establishments, planned, developed, owned and managed as a unit and related in location, size, and type of shops to the trade area that the unit serves and which provides onsite parking in definite relationship to the types and sizes of stores. For the purposes of this Chapter, the term "shopping center" shall also include "shopping mall."
Shoulder - that portion of the roadway which is adjacent to the cartway and is provided for lateral support of the pavement, emergency stopping, and a minimal amount of recovery area beyond the pavement edge.
Sidewalk - a suitably surfaced and leveled area, paralleling but usually separated from the street, used as a pedestrian walkway.
Sight Distance -
A. The length of street, measured along the centerline, which is continuously visible from any point 4 feet above the centerline.
B. The amount of distance required to be provided at a street or driveway intersection which is considered adequate for a driver to be able to see in order to proceed in a safe manner.
Site Alteration - any change or adjustment to the grade of an existing site, i.e., any earth-moving activity. Such alterations generally require the completion of a soil erosion and sedimentation control plan.
Site Improvements - see “improvements.”
Site Plan - a plan for the development of a single tract of land, whether or not a subdivision is involved, which shows the existing and proposed conditions of the parcel including, but not limited to, topography, drainage, floodplains, wetlands, waterways, open spaces, walkways or pedestrian easements, means of ingress and egress, utility service line locations, landscaping, structures, lighting and screening devices and any other information that may reasonably be required in order that an informed decision can be made by the Township. Such plans are generally required in order to evaluate land development proposals, including multi-family residential, commercial, institutional, industrial, or recreational development submissions.
Slope -
A. The face of an embankment or cut section.
B. Any ground whose surface makes an angle with the plane of the horizon. Slopes are usually expressed as a ratio based on vertical differences in feet per 100 feet of horizontal distances; i.e., "rise over run."
Soil Erosion and Sedimentation Control Plan - a plan that indicates necessary land treatment measures, including a schedule for installation, which will effectively minimize soil erosion and sedimentation.
Solid Waste - any waste, including but not limited to, municipal, residual or hazardous wastes, including solid, liquid, semi-solid or contained gaseous materials.
Special Permit - a special approval issued by the Department of Community and Economic Affairs or local municipality in accordance with §38.6 of the State Floodplain Management Regulations for specific types of development and obstructions which present a special hazard to the health and safety of the public or occupants, or may result in significant pollution, increased flood levels or flows, or debris endangering life on property, when such development or obstructions are located in all or a designated portion of a floodplain. [Ord. 2004-1]
Square Footage - the unit of measure used to express the area of a lot, tract, or parcel involved in a subdivision or land development; the length of a lot, in feet, times the width of a lot, in feet.
Stabilization - natural or mechanical treatment of a mass of soil or ground area to increase or maintain its stability or otherwise improve its engineering properties and resistance to erosion.
Storm Sewer - a conduit that collects and transports runoff.
Stormwater Management Facility - any structural or non-structural device, or combination thereof, which is designed, constructed and maintained to manage or control stormwater runoff from a development site, including but not limited to drainage swales, easements, seepage pits, level lip spreaders, culverts, pipes, storm sewers, detention or retention basins, ponds and other similar facilities.
Stormwater Management Plan - a plan for managing the stormwater runoff from a proposed subdivision or land development, including data and calculations, prepared by the developer in accordance with the standards of this Chapter.
Street - a strip of land, including the entire right-of-way, intended for use as a means of vehicular and pedestrian circulation, whether public or private. For the purposes of this Chapter, the term "street" shall include avenues, alleys, boulevards, highways, freeways or roads.
A. Street, Alley - a minor street, privately or publicly owned, which provides secondary access to abutting properties primarily for service to the back or sides of such properties.
B. Street, Arterial - a major highway carrying a large volume of vehicles through the Township, used primarily for rapidly-moving traffic. Average daily traffic volumes generally range between 1,000 and 5,000 vehicles per day.
C. Street, Cul-de-Sac - a street intersecting a through street at one end and terminating at the other in a vehicular turnaround.
D. Street, Local - streets which are used primarily for access to abutting properties, including streets within subdivisions or developments, usually characterized by low operating speeds. Such streets generally carry an average daily traffic volume of less than 500 vehicles.
E. Street, Major Collector - streets which provide access through the Township and provide connection to arterial streets and the State Highway Network System. Average traffic volumes generally exceed 1,000 vehicles per day.
F. Street, Marginal Access - local or minor streets which are parallel and adjacent to arterial or collector streets and which provide access to abutting properties and protection from through traffic.
G. Street, Minor Collector - streets which move traffic into and between subdivisions and developments, and provide routes to local or community facilities. Such streets generally carry an average daily traffic volume of between 500 and 1,000 vehicles. For the purposes of street design and construction, streets serving 20 or more lots or dwelling units shall be considered to be minor collector streets.
H. Street, Private - all streets not dedicated, accepted, or maintained as public streets.
I. Street, Public - all streets open to public use and maintained by, or dedicated to and accepted by the Township, the County, the State or the Federal Government.
Street Line - the dividing line between the street right-of-way and the lot.
Street System - all public and private streets intended for use as a means of vehicular circulation.
A. Street System Municipal - all public streets maintained by Wolf Township, including local streets and minor and major collector streets.
B. Highway System, State - all public streets maintained by the Pennsylvania Department of Transportation, including minor and major collector streets, arterial highways, and interstate highways.
Structural Alteration - any change or adjustment made to a building affecting the overall area occupied by that structure or that will change the supporting members, bearing walls, beams, girders, or interior walls of the structure. Such alterations generally require a building/zoning permit.
Structure - any man-made object having an ascertainable stationary location on or in land or water, whether or not affixed to the ground.
A. Structure, Accessory - a structure detached from a principal structure, but located on the same lot, which is customarily incidental and subordinate to the principal building, structure or use.
B. Structure, Principal - the main or primary structure on a given lot.
Subdivider - any landowner, agent of such landowner or tenant with the permission of such landowner who makes or causes to be made a subdivision of land or a land development. (See also “developer.”)
Subdivision - the division or redivision of a lot, tract or parcel of land by any means into two or more lots, tracts, parcels or other divisions of land including changes in existing lot lines for the purpose, whether immediate or future, of lease, partition by the court for distribution to heirs or devisees, transfer of ownership, or building or lot development; provided, however, that the subdivision by lease of land for agricultural purposes into parcels of more than 10 acres, not involving any new street or easement of access or any residential dwelling shall be exempted.
Subdivision Ordinance Administrator - an individual employed by the Township, on a full-time or part-time basis, to administer and enforce the provisions of this Chapter.
Subdivision or Land Development Plan - a proposal to subdivide or develop one or more tracts of land. The plan shall include the proposed layout of the subdivision or land development and shall be accompanied by all other supplementary materials required by this Chapter when submitted for consideration. (See also “plan.”)
Substantially Completed - a subdivision or land development shall be considered substantially completed when, in the judgment of the Township Engineer, at least 90% (based on the cost of the required improvements for which financial security was posted) of those improvements required as a condition of 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 purpose.
Supervisors - the Board of Supervisors of Wolf Township, Lycoming County, Pennsylvania; i.e., the governing body.
Surveyor - a professional land surveyor, licensed and registered in the Commonwealth of Pennsylvania.
Swale - a low lying stretch of land which gathers or carries surface water runoff.
Township - Wolf Township, Lycoming County, Pennsylvania, unless otherwise specified.
Township Supervisors - the elected officials/governing body of Wolf Township, Lycoming County, Pennsylvania.
Tract - an area, parcel, site, piece of land or property which is the subject of a subdivision or land development application.
Undeveloped Land - land in its natural state before development.
Use - the specific purpose or activity for which land or a building is designed, arranged, intended or for which it is or may be occupied or maintained.
A. Use, Accessory - a use subordinate to the principal use of a building or structure located on the same lot and serving a purpose customarily incidental to the use of the principal building or structure. If no principal use exists on the lot with a lawful accessory use, then such accessory use shall be considered a principal use.
B. Use, Principal - the primary purpose for which a lot is occupied or utilized.
Waiver - a modification granted by the Township Supervisors for relief from the strict application of a specific requirement or provision of this Chapter, which if enforced would cause unique and undue hardship for the applicant.
Water Course - any river, stream, run, drainageway, lake, pond or other body of water appearing as a permanent or intermittent waterway on United States Geological Survey maps.
Watershed Area - the drainage area of a particular stream or watercourse. (See also “drainage area.”)
Watershed Stormwater Management Plan - a plan for managing stormwater run-off from and within a particular watershed area.
Water Facility - any water works, water supply or water distribution system or part thereof designed, intended or constructed to provide or distribute potable water.
Water System - a water facility providing potable water to individual lots or to the public for human consumption.
A. Water System, Non-Public - all water systems which are not public water systems.
B. Water System, Off-Lot - an approved system in which potable water is supplied to a dwelling or other building from a central water source which is not located on the lot with the dwelling or building.
C. Water System, Onlot - a well or other approved system designed to provide potable water to a dwelling or building located on the same lot as the source.
D. Water System, Public - a water system, as defined by the Pennsylvania Department of Environmental Protection, which has at least 15 service connections or regularly serves an average of at least 25 individuals daily at least 60 days out of the year.
Wetlands - areas which are inundated or saturated by surface or ground water at a frequency and duration sufficient to support, and that under normal conditions do support, a prevalence of vegetation typically adapted for life in saturated soil conditions. Wetlands generally include swamps, marshes, bogs and similar areas. For the purposes of this Chapter, the term includes, but is not limited to, wetland areas listed in the State Water Plan, the U.S. Forest Service Wetlands Inventory of Pennsylvania, the Pennsylvania Coastal Zone Management Plan, the U.S. Fish and Wildlife Natural Wetlands Inventory and wetlands designated by a river basin commission.
Yard - an open space which lies on the same lot with a building or structure, unoccupied and unobstructed from the ground upward. The required yard shall be the minimum area or open space required by the Wolf Township Zoning Ordinance [Chapter 27] to be provided between the front, side or rear lot lines and a principal or accessory building or structure on the lot.
Zoning Ordinance - The Zoning Ordinance [Chapter 27] of Wolf Township, Lycoming County, Pennsylvania, adopted March 13, 1995, or as may hereafter be amended.
(Ord. 96-01-02, 1/2/1996, Article 8, §801; as amended by Ord. 2004-1, 3/8/2004)