Township of Solebury - Definitions

ABANDONMENT

The cessation of a use of a property (land and/or structures) by the landowner, with the intention of not resuming the use of the property.

ABUTTING OWNER

The owner of record of a parcel of land which is contiguous at any point to the parcel in question or which is on the other side of a section of street (public or private) on which the subject parcel has frontage i.e., a lot across from the subject parcel.

ACCESSORY BUILDING

A building subordinate to the principal permitted building on a lot, designed and used for purposes which are customarily accessory to the principal use of the lot.

ACCESSORY DWELLING

A second or third dwelling unit located on a single lot which meets the following criteria:
(1) It is owned by the owner of the lot on which the accessory dwellings are situated.
(2) At least one dwelling on the lot is owner-occupied.
(3) Access for each accessory dwelling shall be restricted to the existing access to the lot; there shall be no multiple driveways.

ACCESSORY USE

A use conducted on the same lot as a principal permitted use to which it is related. A use which is clearly incidental to, and customarily found in connection with, a particular principal permitted use of a lot.

ACCESSORY USE STRUCTURE

Any structure that is related to an accessory use and is located on the same lot as a principal permitted use, such as parking areas, driveways, signs, barns, garages, sheds, fencing, walls, tennis courts, basketball courts, swimming pools, pavements, and the like.

ACCESSWAY

A strip of land which provides access, such as a street, an easement or a driveway.

ACRE

An area of land and/or water which equals 43,560 square feet, measured on horizontal plans.

ACTIVE RECREATIONAL USE

Use involving leisure time activities and/or areas, typically involving sports, requiring equipment, or occurring at prescribed sites or fields, (e.g., soccer, football, baseball, tennis, swimming, fitness trails, and the like).

ACTIVITY

The drilling of a production well, the enlarging of a production well, the conducting of a pump test of the production well, and/or the conducting of a step test of a production well.

ADULT COMMERCIAL USE

A retail store or stores commonly known as adult bookstore, or adult store being an establishment with more than 15 square feet of floor area devoted to the display and sale of books, magazines, cassettes, periodicals, or similar items, which is distinguished or characterized by an emphasis on pornographic material, or obscene material as defined by the Consolidated Pennsylvania Statutes, Act 1972, December 6, No. 334, (18 Pa.C.S.
A. § 5903).

ADVERSE ENVIRONMENTAL IMPACTS

Results contributing to a harmful or degraded condition and/or producing environmental harm or degradation. Adverse environmental impacts may include: a negative impact on surrounding land uses; negative impacts which are contrary to the Comprehensive Plan and the intent of this chapter; negative impacts which may create a threat to the public health, safety and general welfare; and negative impacts on naturally occurring physical and biological resources and systems.

AERIAL CANOPY

The aerial cover formed by the outermost leaves and branches on the tree within the tree mass or plant community.

AGRICULTURAL SOILS, PRODUCTIVE

Land available for agricultural purposes that contains soils with a Land Capability Classification of Class 1 or Class 2 or listed as Prime Farmland in the Official Soil Survey provided by the U.S. Department of Agriculture, Natural Resources Conservation Service, Web Soil Survey (http://websoilsurvey.nrcs.usda.dov/) and/or Bucks County Conservation District. In addition, other lands available for agricultural purposes identified in the Official Soil Survey with a Land Capability Classification of Class 3 or listed as Farmlands of Statewide Importance in the Official Soil Survey are also considered agricultural land of the purposes of this chapter, unless otherwise specified. Within the Township they include, but are not limited to, the following:

(1) Prime Agricultural Soils. See § 27-202: Definition of Terms for "Manuscript Symbol" and "Soil Name"

(2) Agricultural Soils of Statewide Importance. The following soil types shall be recognized and classified as Agricultural Soils of Statewide Importance: See § 27-202: Definition of Terms for "Manuscript Symbol" and "Soil Name"

If, in the future, the United States Department of Agriculture, Natural Resources Conservation Service, Soils Survey, Bucks County, 2002, is amended or revised to include different soils types under the classification of Prime Agricultural Soils or Agricultural Soils of Statewide Importance, the definition of "productive agricultural soils" contained herein shall be deemed to be amended to include such soils.

AGRICULTURAL USE; AGRICULTURE

A principal use involving: the cultivation of the soil; the raising, keeping and/or training of livestock and poultry; and the harvesting of the products of the soil. The term "agricultural use" shall include farming, animal husbandry, riding academy, horticulture and forestry.

ALTERATION

Any change in the exterior or structural portion of a building; any change to or in a building which would alter its use classification; or any change which would alter the type or method of sewage disposal system.

ALTERATION OF BUILDING OR STRUCTURE

See "structural alteration."

ALTERNATIVES

Choices between or among two or more plans, layouts, approaches, solutions and/or results.

AMBIENT NOISE

The all encompassing noise associated with a given environment, being usually a composite of sounds from many sources near and far.

AMUSEMENT HALL AND ARCADE

An entertainment facility operated as a business within a building or structure providing four or more automatic amusement devices or games, such facility also includes pool or billiard rooms and similar facilities.

ANTENNA

Any system of wires, rods, discs, panels, flat panels, dishes, whips, or other similar devices used for the transmission or reception of radio, television, wireless telephone, pager, commercial mobile radio service, or any other wireless signals. An antenna may include an omnidirectional antenna (rod), directional antenna (panel), parabolic antenna (disc), whip antennas, or any other wireless antenna. An antenna shall not include tower-based WTF defined below. For the purposes of this use, this definition shall not include private residents' mounted satellite dishes or television antennas or amateur radio equipment, including without limitation, ham or citizen band radio antennas.

ANTIQUES

Goods and objects (such as furniture, textiles, silverware, glass, jewelry and baskets) made in a former period and considered to be of value due to their quality, style, appearance or age.

APARTMENT

A dwelling unit in a building which contains one or more other similar units; another residence as a primary use; or another allowable use.

APPLICANT

Applicant includes a landowner or developer, including heirs, successors. assigns and grantees who has filed a complete application for subdivision and/or land development, as hereinafter defined, or a complete application for a special exception, variance conditional use, or permits. A person who applies for a telecommunications facility siting may be the landowner of record or the telecommunications service provider or agent of record with the written permission of landowner.

AREAS OF HIGHEST ENVIRONMENTAL CONCERN/CONSTRAINT

Areas shown on the Zoning Map on tracts of 20 acres or larger that are eligible for the open space option in the RB Districts, which are comprised of very steep slopes, areas in the floodplain conservation district, areas of carbonate geology, and/or areas with severe limitations for septic tank filter fields.

ATHLETIC FACILITY

An indoor or outdoor facility offering court or field games, exercise equipment, swimming, skating and/or bowling.

AUTOMOBILE

Cars, trucks, vans, and like modes of transportation.

AUTOMOBILE ACCESSORIES

Parts, tires, batteries, and other supplies which are used for automobiles.

AUTOMOBILE REPAIR FACILITY

A facility which houses an automobile body repair garage which may include paint spraying and body and fender work. as well as mechanical repair, within an enclosed building.

AUTOMOBILE SERVICE STATION

A facility that sells gasoline and/or fuels for automobiles and motor vehicles, and/or where inspections and routine automobile services, such as lubricating and repairing automobiles, are performed, not to include painting or body or fender work; this use is also referred to as a "motor vehicle fuel station."

A-WEIGHTED SOUND LEVEL

The sound pressure level in decibels as measured on a sound level meter using the A-weighting network. The level so read is designated dB(A).

BANNER

A sign made of nylon, canvas or like material that is hung for a limited period of time.

BANQUET, CATERING, OR EVENT USE

Any commercial use, or any large, regular use, of a property involving banquets, on-site catering, celebrations, weddings, parties, fund-raisers, retreats, conferences, or similar events. The following definitions shall apply to define what constitutes a "commercial" use and what constitutes a "large, regular" use.

(1) "Commericial," for the purposes of this definition, shall mean that a monetary fee is charged and/or received for the purposes of utilizing the space and/or holding the event.

(2) A "large, regular" user, for the purposes of this definition, shall mean an activity with over 100 attendees that occurs more than four times in a calendar year.

BASE FLOOD

A flood which has a one-percent chance of being equaled or exceeded in any given year (also called the "one-hundred-year flood" or "one-percent annual chance flood").

BASE FLOOD ELEVATION

The elevation shown on a Flood Insurance Rate Map (FIRM) for Zones AE, AH, and A1-30 that indicates the water surface elevation resulting from a flood that has a one-percent or greater chance of being equaled or exceeded any given year.

BASEMENT

An enclosed area of a building partly or completely below grade. A basement shall be considered as a floor for the purpose of gross floor area measurement if the basement ceiling is five feet or more above the average ground level around the building. Earth may not be piled against a building above ground to create a basement.

BED-AND-BREAKFAST INN/SMALL SHORT-TERM LODGING FACILITY

A building in which more than one and no more than six guest rooms are commercially offered and/or used for the temporary lodging of transient guests. Temporary lodging of transient guests means a total stay of less than 30 consecutive days. Where the Township's land use ordinances use only the term "bed-and-breakfast inn," the term shall be deemed to also include a small short-term lodging facility. The term "commercial," for the purposes of this definition, shall mean that a monetary fee is charged and/or received for utilizing a guest room.

BENEFICIAL EFFECTS

Results contributing to an improvement in condition and/or producing a favorable result such as making a use more compatible with the intent of this chapter and the goals of the Comprehensive Plan and promoting the public health, safety and general welfare.

BERM

A mound of earth which serves purposes such as: directing the flow of surface water runoff, preventing soil erosion or supporting plant materials and/or fencing to aid in screening.

BIOLOGICAL RESOURCES

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: field and meadow; tree, woodland or forest stands and related understory and ground cover growth; and aquatic and terrestrial wildlife and/or their habitats.

BUFFER

A strip or area of land which is landscaped with trees and shrubs and maintained as required by Part 26: SPECIAL PROVISIONS and the applicable district regulations of this chapter, and § 22-520: "Landscape Conservation and Improvement Plans," of Chapter 22: Subdivision and Land Development.

BUILDING

Any structure having a roof supported by enclosing walls or columns.

BUILDING AND STRUCTURE HEIGHT

See "height."

BUILDING AREA

The aggregate of the ground level floor areas of the principal building and all accessory buildings. Such areas shall be computed by using outside building dimensions measured on a horizontal plane at ground level.

BUILDING COVERAGE

The amount of the lot area covered by buildings.

BUILDING ENVELOPE

The area within a lot within which a building may be placed, as defined by the minimum yard setbacks, and all required setbacks set forth in Chapters Chapter 22: Subdivision and Land Development and Chapter 27: Zoning, including but not limited to natural resource setbacks and setbacks specified by § 27-2515: Special Setbacks.

BUILDING LINE

A line within a lot that defines the building envelope.

BUILDING LINE, FRONT — The rear line of the minimum front yard at a distance measured from the street line, or in the case of narrow lots, from a line along the point (measured from the street from which access will be gained) where the lot first obtains the minimum lot width, and with the distance equal to the depth of the minimum front yard required.

BUILDING LINE, REAR — A line parallel to the rear lot line at a distance from the rear lot line equal to the depth of the minimum rear yard required.

BUILDING LINE, SIDE — A line parallel to the side lot line at a distance from the side lot line equal to the depth of the minimum side yard required.

BUILDING SETBACK LINE

See "building line."

BULK

The term used to describe the size of buildings or other structures and their relationship to each other and to yards and lots. The term may include: the size, height and floor area of buildings or other structures; and, all open areas in yard space relating to buildings and other structures.

CARTWAY

The portion of a street right-of-way, paved or unpaved, intended for vehicular use.

CELLULAR TELECOMMUNICATIONS

A commercial low-power mobile radio service bandwidth licensed by the FCC to providers in a specific geographical area in which the radio frequency spectrum is divided into discrete channels which are assigned in groups to geographic cells within a service area and which are capable of being reused in different cells within the service area.

CEMETERY

A burial place, graveyard, and memorial grounds for deceased humans, including a mausoleum, crematory, columbarium or chapel, and pet cemeteries when operated in conjunction with a cemetery and located on such land as used for the cemetery, but excluding a funeral home and a private cemetery as defined in 9 Pa.C.S. A. § 101.

CENTERLINE OF STREET

A line in the center of a street which is equidistant from and parallel to the street lines.

CHANNEL

The segment of the radiation spectrum to or from an antenna which carries one signal. An antenna may radiate on many channels simultaneously.

CHARITABLE USE

A use conducted by an organization which is classified as a charity by the Internal Revenue Service.

CHURCH

A building or group of buildings including customary accessory buildings designed or intended for organized religious services. The word "church" shall include chapels, cathedrals and temples.

CLUB OR LODGE

A nonprofit social, professional or philanthropic organization characterized by the payment of dues, regular meetings and a constitution and by-laws. A building is used for club or lodge purposes when it serves as a meeting place for such organization and is not an adjunct to or operated by or in connection with a public tavern, cafe or other public place, although it may be used for recreational and/or dining facilities for the membership and their guests.

CO-LOCATION

The mounting of one or more WTFs, including antennas, on an existing tower-based WTF or utility or light pole.

COMMERCIAL SCHOOL

A trade or professional school licensed by the state, other than institutions included under the definition of school.

COMMERCIAL UNIT

One or more commercial uses, including without limitation, grocery stores, banks, coffee shops, cafes and dining areas, located within a single primary structure.

COMMON DRIVEWAY

A driveway which is shared in accordance with the provisions of Part 26: SPECIAL PROVISIONS.

COMMON OPEN SPACE

See "open space, common."

COMMUNICATIONS ANTENNA

Any device used for the transmission or reception of radio, television, wireless telephone, pager, commercial mobile radio service or any other wireless communications signals, including without limitation omnidirectional or whip antennas and directional or panel antennas, owned or operated by any person or entity licensed by the Federal Communications Commission (FCC) to operate such device. This definition shall not include private residence mounted satellite dishes or television antennas or amateur radio equipment including without limitation ham or citizen band radio antennas.

COMMUNICATIONS EQUIPMENT BUILDING

An unstaffed building or cabinet containing communications equipment required for the operation of communications antennas and covering an area on the ground not greater than 250 square feet.

COMMUNICATIONS TOWER

A structure other than a building, such as a monopole, self-supporting or guyed tower, designed and used to support communications antennas.

COMMUNITY CENTER

A facility operated by an educational, philanthropic, or religious institution for adult education, civic activities and assembly.

COMMUNITY FACILITIES

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 services and postal services.

COMMUNITY SEWAGE DISPOSAL SYSTEM

A system of piping, septic tanks or other treatment facilities serving more than one lot, or more than one building, collecting and disposing of sewage which is administered and maintained by such organizations as a homeowners' association, community association, or other like organization of the people using the system.

COMMUNITY WATER SUPPLY SYSTEM

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 organizations as a homeowners' association, community association, or other like organization of the people using the system.

COMPREHENSIVE PLAN

The Solebury Township Comprehensive Plan, as may be amended from time to time, including maps tables and text which constitute a policy guide for decisions regarding land use, circulation, community facilities and utilities within the Township.

CONDITIONAL USE

A use permitted in a particular zoning district pursuant to the provisions of Part 29: ADMINISTRATION.

CONDOMINIUM

A building or group of buildings, in which units are owned individually, and the common areas and facilities are owned by all the owners on a proportional, undivided basis. Also see "dwelling, condominium."

CONSERVATION EASEMENT

Any easement, including, but not limited to, a conservation easement, agricultural preservation easement, facade easement or any other easement which places restrictions on the ability of a landowner to use his or her land.

CONSTRUCTION; CONSTRUCTION OPERATION OR ACTIVITY

Any activity which may involve construction, reconstruction, interior renovation, repair, extension, expansion, alteration, or relocation of a building or structure, including the placement of mobile homes and the excavation, cutting, filling, and grading of lots in connection therewith or in preparation thereof.

CONSUMER FIREWORKS, and APA 87-1

Shall have the same meanings as in Act 43 of 2017.

CONTINUOUS VISUAL BUFFER

A visually impenetrable screen from the ground to a height of at least six feet created through the effective use of plant materials, fencing, walls and/or berms.

CUL-DE-SAC

A local street intersecting another street at one end and terminating in a circular vehicular turn-around at the other end.

CULTURAL ENVIRONMENT

A representation of man's influence on land and/or water through the use, organization, adornment and maintenance of property and structures.

CULTURAL USE

A use which promotes art, drama, music, science and/or history such as a museum, theater, botanical garden or like facility.

CULTURAL, RELIGIOUS OR CHARITABLE USE

See cultural use, religious use and/or charitable use.

CUT

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 of excavated surface.

DAY-CARE CENTER

Any premises in which child day care is provided for a group of seven or more children simultaneously, who are not relatives of the operator, including nursery schools, and is licensed by the state.

DECIBEL (dB)

A unit for measuring the sound pressure level, equal to 20 times the logarithm to the base 10 of the ratio of the pressure of the sound measured to the reference pressure.

DEMOGRAPHIC CHARACTERISTICS

Characteristics related to the distribution, density and vital statistics of populations.

DENSITY

A measure of the number of dwelling units per unit of area calculated by dividing the number of dwelling units by the buildable site area.

DESIGNATED OPEN SPACE

Areas allocated to meet the requirements for open space in the RB Residential/Agricultural District through the open space option, as well as the Residential Development District.

DETENTION FACILITY

Such use, whether owned and operated by the County of Bucks, Commonwealth of Pennsylvania, or a private entity, shall be limited to the following:

1) A juvenile detention facility as described and regulated in 42 Pa.C.S.A. § 6327;
2) A rehabilitation center providing for minimum-security detention of prisoners for work release or partial confinement. Such rehabilitation centers shall not include facilities for the total confinement of prisoners who have been sentenced or who are awaiting trial; or
3) A penitentiary, correctional institution or prison.

DEVELOPER

Any landowner, equitable owner or authorized agent of such landowner, or tenant with permission of the landowner, who formally proposes or makes, or causes to be made, a subdivision, land development or any other development.

DEVELOPMENT

Any man-made change to improved or unimproved real estate, including, but not limited to, buildings or other structures, the placement of mobile homes, streets or other paving, utilities, filling, grading, regrading, excavation, mining, dredging or drilling operations. Routine maintenance, incidental grading or gardening, cultivation and the like, and minor structural alterations, such as replacements to damaged or destroyed parts of structures, shall be exempted.

DISTRIBUTED ANTENNA SYSTEMS (DAS)

Network of spatially separated antenna sites connected to a common source that provides wireless service within a geographic area or structure.

DOG DAYCARE

(1) A facility that, for compensation, takes in and cares for five or fewer dogs owned by others on an hourly, daily, weekly, or monthly basis.

(2) This use does not include occasional or infrequent dogsitting on behalf of a neighbor or friend who chooses to compensate the person for caring for their dog(s).

DORMITORY

A building occupied by and maintained exclusively for faculty, students or other such persons affiliated with a school, church, recreational or educational facility or other recognized institution regulated by such institution.

DRIVEWAY

A private accessway for vehicles which connects a street to a parking space, garage, dwelling, other structure or use.

DULY FILED

An application for approval by the Township which is complete in terms of plans, reports, studies, maps, investigations, analyses, exhibits, fees, and the like. Applications for permits, variances, special exceptions, conditional uses, subdivision, land development and the like shall not be considered as being duly filed unless all plans and papers are submitted as required by the Township.

DWELLING

A building occupied exclusively for residential purposes, including a mobile home, but excluding a residential club or lodge and the like. This definition shall also exclude a dormitory, bed-and-breakfast inn/small short-term lodging facility, and hotel, motel, or inn/large short-term lodging facility, except as set forth in the definition of "dwelling unit." This definition shall be interpreted in a manner that complies with federal and state antidiscrimination laws, including those regarding fair housing.

DWELLING IN COMBINATION WITH BUSINESS

A dwelling in combination may be used as an accessory use with an institutional, commercial, consumer service, or office use that is permitted within the district. The dwelling unit can be located above the office or commercial establishments or in a separate building(s) provided that the lot area, setbacks, and parking requirements for each use are satisfied.

DWELLING UNIT

A building, or portion thereof, forming a single habitable unit with facilities that are used, intended to be used, or could be used for living, sleeping, cooking and eating exclusively by one family. Each living quarters for resident innkeepers at a bed-and-breakfast inn/small short-term lodging facility or hotel, motel, or inn/large short-term lodging facility shall be considered a "dwelling unit" and shall meet the requirements of § 27-2602: Special Principal Use Regulations, § 27-26021OO (Bed-and-Breakfast Inn/Small Short-Term Lodging Facility) or § 27-2602: Special Principal Use Regulations, § 27-26021PP (Hotel, Motel, or Inn/Large Short-Term Lodging Facility), whichever applies. Each living quarters in a dormitory shall also be considered a "dwelling unit."

DWELLING, AGE-QUALIFIED DETACHED

A building designed for and occupied by one or more individuals who are 55 years of age or older, and/or defined as elderly by the United States of America or the Commonwealth of Pennsylvania in connection with and for purposes of housing programs. This shall not be construed to restrict the housing choices in the Township of any person who meets the criteria for living in an age-qualified detached dwelling.

DWELLING, CONDOMINIUM

A property owned and maintained in accordance with the Pennsylvania Uniform Condominium Act 68 of 1980, as amended, and in accordance with the provisions for open space, roads, or other development features in this chapter and Chapter 22: Subdivision and Land Development.

DWELLING, MULTIFAMILY

A building designed for and occupied exclusively as a residence for three or more families living independently of one another.

DWELLING, MULTIFAMILY; APARTMENT

A multifamily dwelling, where individual dwelling units share a common outside access and share a common yard area. Such dwellings contain three or more dwelling units in a single structure separated by party walls.

DWELLING, MULTIFAMILY; RETIREMENT RESIDENCE

A dwelling or group of dwellings specifically designed for retired or elderly persons.

DWELLING, SINGLE-FAMILY ATTACHED

A dwelling with party walls separating two or more dwelling units and having independent and separate exterior access such as duplex, quadruplex, multiplex, townhouse, patio house, atrium house, and/or other like units.

DWELLING, SINGLE-FAMILY ATTACHED; DUPLEX OR TWIN HOUSE

A single-family, semi-attached dwelling having two individual dwelling units: either from ground to roof separated by one unpierced party wall in common with the other dwelling unit; or on two horizontal planes, over and under.

DWELLING, SINGLE-FAMILY ATTACHED; MULTIPLEX

An attached dwelling where all dwelling units typically have independent outside access and may be arranged in a variety of configurations such as side by side, back to back or vertically. Such dwellings may involve a quadraplex configuration, where four dwelling units are attached in a structure of group.

DWELLING, SINGLE-FAMILY ATTACHED; TOWNHOUSE

A single-family, attached dwelling within a building with more than one other single-family attached dwelling units separated by one or two unpierced party walls from ground to roof.

DWELLING, SINGLE-FAMILY DETACHED

A building designed for and occupied exclusively as a residence for only one family and having no party wall in common with an adjacent dwelling unit. Where a private garage is structurally attached to such building, it shall be considered a part of the dwelling.

DWELLING, SINGLE-FAMILY DETACHED; MOBILE HOME

A transportable single-family dwelling unit 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.

DWELLING, TWO-FAMILY

A building designed for and occupied exclusively as a dwelling for two families.

EASEMENT

A non-possessory interest without profit which the owner of one piece of land has in the land of another.

ECONOMIC AND FISCAL CHARACTERISTICS

Characteristics related to the expenditures and revenues in conjunction with the management of income of a household, private business, community, association and/or government.

EDUCATIONAL USE

A use whereby instruction is offered by a public or private institution which is licensed by the state or a use and a use of land or structures by a public or nonprofit group or agency, which is not conducted as a commercial enterprise, for the assemblage, storage, archiving and generation of academic or educational materials for the education and information of the public, which shall include, but is not necessarily limited to, matters of environmental, historic and other public interest, as determined by the Board of Supervisors. This use shall include dormitories and fraternity or sorority houses.

EMERGENCY

Any occurrence or set of circumstances involving actual or imminent physical or mental trauma to persons or significant property damage, typically sudden in nature.

EMERGENCY

A condition that (1) constitutes a clear and immediate danger to the health, welfare, or safety of the public, or (2) has caused or is likely to cause facilities in the rights-of-way to be unusable and result in loss of the services provided.

EMERGENCY SERVICE

Fire, ambulance, rescue and other like services of municipal or volunteer nature.

EMERGENCY WORK

Any work performed for the purpose of preventing or mitigating the physical or mental trauma or property damage threatened or caused by an emergency.

ENGINEER

A person duly registered by the Commonwealth of Pennsylvania to practice professional engineering.

ENLARGEMENT

An addition to the floor area or the increase in size or volume of an existing structure, an increase in the area of a parcel which is occupied by an existing use, or an increase in the intensity of a use as a result of increased parking, traffic generation, sewage disposal system or other impacts on surrounding land uses, existing or zoned.

ENVIRONMENT

The conditions, resources and/or characteristics which exist within and surround the area to be affected by a project including, but not limited to: natural elements such as land, water, air, minerals, natural flora and fauna; and man-made components such as objects of historic or aesthetic significance, infrastructure, and man-related attributes of a social and economic nature.

ENVIRONMENTAL CONTROLS

The performance standards set forth in Part 25: GENERAL PROVISIONS pertaining to environmental quality and environmental degradation.

ENVIRONMENTAL EDUCATION USE

A use conducted by an environmental agency or institution, which is comprised of outdoor and indoor educational facilities and buildings for classrooms, libraries, offices, museums, storage of equipment and supplies, sales of environmental education related items, and laboratories.

ENVIRONMENTAL IMPACT ASSESSMENT REPORT

An assessment which objectively describes, analyzes and documents both the beneficial and adverse environmental and cultural effects of a proposed project and the measures to be undertaken to mitigate adverse effects in accordance with the provisions set forth in this chapter and Chapter 22: Subdivision and Land Development.

ESSENTIAL SERVICES

The erection, construction, alteration, and/or maintenance, by public utilities or municipal or other governmental agencies of underground or overhead gas, electrical, steam, or water transmission or distribution systems, collection, communication, supply, or disposal systems and essential buildings, excluding a WTF, as defined herein.

FAMILY

One or more individuals living together in a dwelling unit as a single housekeeping unit. This definition shall be interpreted in a manner that complies with federal and state antidiscrimination laws, including those regarding fair housing. To qualify as a "single housekeeping unit," the group of individuals in a single household must both 1) function as a family in the household, and 2) be nontransient. To be considered nontransient, the group must be stable and permanent, and its composition must not change multiple times in a year. This definition of "family" expressly excludes occupants of a club, fraternity or sorority house, or lodge; guests at a bed-and-breakfast inn/short-term lodging facility or hotel, motel, or inn/large short-term lodging facility; and those residing in a dormitory.

FARM ANIMAL VETERINARY CARE FACILITY

A medical facility that specializes in the care of farm animals and livestock, such as horses, cows, and sheep. This term shall include any boarding facilities for such animals, including kennels, that serve only the veterinary office use.

FARM BUILDING

Any building used for the storage of agricultural equipment or farm produce, or housing livestock or poultry. The term "farm building" shall not include the following dwellings, kennels, stables or other shelters for animals not used for agricultural purposes. The term "farm building" shall also not include farm animal veterinary care facilities or dog daycares.

FELLING

The act of cutting a standing tree so that it falls to the ground.

FILL

Material, exclusive of structures, placed or deposited so as to form an embankment or raise the surface elevation of any portion of the land.

FINISHED GRADE

The final vertical elevation above or below sea level of the ground surface after development.

FLASHING/VIDEO SIGN

An illuminated sign, where the illumination is not kept at a constant intensity/brightness or which exhibits sudden or marked changes in lighting effects. Also includes any sign that exhibits moving text/graphics or changes its message or background in a manner or method of display characterized by motion or pictorial imagery, which may or may not include text and depicts action or a special effect to imitate movement, the presentation of pictorials or graphics displayed in progression of frames which present the illusion of motion, including, but not limited to, the illusion of moving objects, moving patterns or bands of light, or expanding or contracting shapes. Flashing/video signs shall include images or messages with these characteristics that are projected onto buildings or other objects, and electronic graphic signs.

FLEA MARKET

Market held in an open area, building or other structure where goods are offered for sale to the public by transient retail merchants.

FLOOD

A temporary inundation of normally dry land areas.

FLOODPLAIN

A relatively flat or low land area which is subject to partial or complete inundation, from an adjoining or nearby stream, river, or watercourse, and any area subject to unusual and rapid accumulation of surface water from any source.

FLOOD-PROOFING

Any combination of structural and non-structural additions, changes, or adjustments to structures which reduce or eliminate flood damage to real estate or improved real property, water and sanitary facilities, structures and their contents by creating watertight walls impermeable to the passage of water, and by resisting hydraulic loads and effects of buoyancy.

FLOODWAY

The channel of a river or other watercourse and the adjacent land areas that must be reserved in order to discharge the base flood without cumulatively increasing the water surface elevation more than one foot.

FLOOR AREA

See "gross floor area" and "net floor area."

FOREST

See "woodland."

FORESTRY

The systematic management and maintenance of forests and woodlands for purposes such as: the production of timber and other forest products, watershed protection, recreation and open space preservation and conservation.

FORESTRY

The management of forests and timberlands when practiced in accordance with accepted silvicultural principles, through developing, cultivating, harvesting, transporting and selling trees for commercial purposes, which does not involve any land development. Clear cutting or selective cutting of forest lands for a land use change are excluded from this definition.

FRATERNITY OR SORORITY HOUSE

A dwelling affiliated with a single-sex university or college students' society or used by such a society for residential or other purposes. Sometimes referred to as "Greek housing" or "Greek life housing."

FREESTANDING SIGN

A pole sign or a monument sign.

FUNERAL HOME

A building used for the preparation of the deceased for burial or cremation and the display of the deceased and ceremonies connected therewith before burial or cremation.

GARAGE, PRIVATE

An accessory building or part of a principal permitted building used for the storage of motor vehicles owned and used by the owner or tenant of such principal permitted building.

GARAGE, PUBLIC

A building, not a private or minor garage, used for the storage or repair of motor vehicles for compensation.

GOVERNMENTAL SIGN

Any sign erected by a governmental authority or its duly appointed agent, in accordance with the provisions of a statute, ordinance, code, rule, or regulation, including safety signs, signs indicating scenic or historical points of interest, conserved property signs, and traffic signs.

GROSS DENSITY

See "density."

GROSS FLOOR AREA

The sum of the horizontal areas of all floors of a building measured from the exterior face of exterior walls, or from the center line of a wall separating two buildings, but not including interior parking spaces, loading space for motor vehicles, or any space where the average floor-to-ceiling height is less than six feet.

HEIGHT OF A COMMUNICATIONS TOWER

The vertical distance measured from the ground level to the highest point on a communications tower, including antennas mounted on the tower.

HEIGHT OF A TOWER-BASED WTF OR WTF SUPPORT STRUCTURE

The vertical distance measured from the ground level, including any base pad, to the highest point on a tower or support structure, including antennas mounted on the tower/structure and any other appurtenances.

HEIGHT OF BUILDING OR STRUCTURE

The vertical distance of a building or structure measured from the lowest elevation of the finished grade to the mean elevation of the highest roof.

HEIGHT OF SIGN

The vertical distance of a sign as measured from the lowest ground elevation beneath the sign to the highest point on the sign or its supports.

HISTORIC RESOURCES

Sites, areas, structures, trails and/or routes which are valued due to their significance as examples and/or locations of events customs, skills and/or arts of the past.

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HOME OCCUPATION

An activity for financial gain customarily carried on in a dwelling, or in a building or structure accessory to a dwelling, as an accessory use of the dwelling, in accordance with § 27-2603: Accessory Uses, Buildings and Structures.

HORTICULTURE

The art and practice of propagating and cultivating plants for their produce or for ornament.

HOSPITAL

An establishment, licensed by the Pennsylvania Department of Health, which provides health services primarily for inpatient medical or surgical care of the sick or injured, including such related facilities as laboratories, out-patient departments, training facilities, central services facilities and staff offices as an integral part of the establishment.

HOTEL, MOTEL, OR INN/LARGE SHORT-TERM LODGING FACILITY

A building or group of buildings utilizing seven or more guest rooms that are commercially offered and/or used for the temporary lodging of transient guests. Temporary lodging of transient guests means a total stay of less than 30 consecutive days. The term "commercial," for the purposes of this definition, shall mean that a monetary fee is charged and/or received for utilizing a guest room.

ILLUMINATED SIGN

A sign that is lit either internally or externally with artificial light.

IMPACT

The power of an event or condition to produce changes in other conditions. In the context of impact exerted on the environment, changes which effect existing conditions and/or quality are of greatest concern.

IMPERVIOUS SURFACE

Impervious surfaces are those surfaces that do not absorb water. All buildings, including roof overhangs, parking areas, driveways, roads, sidewalks and such areas as those in concrete and asphalt shall be considered impervious surfaces. Other areas determined by the Township Engineer to be impervious will also be classified as impervious surfaces.

IMPERVIOUS SURFACE RATIO

A ratio which is measured by dividing the total areas of all impervious surfaces within the site by the site area.

IMPROVEMENTS

Physical addition 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, sewage disposal systems, street trees and other plantings, and other structures that may be necessary to produce usable and desirable land development.

IMPULSIVE SOUND

Sound of short duration, usually less than one second, with an abrupt onset and rapid decay. Examples of impulsive sound include explosions, drop forge impacts and the discharge of firearms.

INCIDENTAL SIGN

An informational/directional sign, that has a purpose secondary to the use of the lot on which it is located, such as "no parking," "entrance," "no trespassing," "no hunting," and other similar directives.

INCIDENTAL TEMPORARY STRUCTURE OR USE

A structure or use necessary during construction or other special circumstances of a nonrecurring nature, and incidental only to housing projects or construction projects, including such structures and uses as storage of building materials and machinery, the processing of building materials, and a real estate office located on the tract being offered for sale.

INCINERATOR

An enclosed device using controlled combustion for the primary purpose of thermally breaking down solid waste, and which is equipped with a flue.

INDIVIDUAL BACKYARD COMPOSTING FACILITY

A noncommercial pile of organic materials, such as leaves, grass or food waste scraps, placed in a designated area or bin in order to facilitate the breakdown of the organic materials by microorganisms into compost for use on the property on which the materials are located. This term does not include normal farming operations that are conducted in compliance with applicable laws.

INFRASTRUCTURE

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, and sewer and water systems.

INN

See "hotel, motel or inn."

INTERIOR LOT

See "lot, interior."

INTERMITTENT STREAM

A body of water flowing in a channel or bed composed primarily of substrates associated with flowing water, which, during periods of the year, is below the local water table and obtains its flow from both surface runoff and groundwater discharges.

KENNEL

An establishment where six or more dogs, cats or like domesticated animals more than one-year old are kept, boarded, groomed, trained, raised or bred for compensation.

LAKES AND PONDS

Natural or artificial bodies of water which retain water year-round. Artificial ponds may be created by dams, or result from excavation. The shoreline of such water bodies shall be measured from the spillway crest elevation rather than permanent pool if there is any difference. Lakes are bodies of water two or more acres in extent. Ponds are any water body less than two acres in extent.

LAND DEVELOPMENT

Any one of the following activities:
(1) The improvement of one lot or two or more contiguous lots, tracts or parcels of land for any purpose involving:

(a) 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.

(b) 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.

(2) The subdivision of land.

(3) The following shall not be considered a land development:

(a) The conversion of an existing single-family detached or single-family semidetached dwelling into not more than three residential units, unless such units are intended to be a condominium.

(b) The addition of an accessory building, including farm buildings, on a lot or lots subordinate to an existing principal building.

(c) The addition or conversion of buildings or rides within the confines of an enterprise which would be considered an amusement park. For purposes of this exemption, 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 the initial plans for the expanded area have been approved by the Township.

LAND DEVELOPMENT PLAN

A sketch, preliminary or final plan, submitted in compliance with the requirements of the Chapter 22: Subdivision and Land Development, showing the provision for development of a tract of land. See, also, "subdivision plan."

LANDING

A place where logs, pulpwood or firewood are assembled for transportation to processing facilities.

LANDOWNER

An individual, partnership, company, firm, association or corporation that is in actual control of forest land, whether such control is based on legal or equitable title, or on any other interest entitling the holder to sell or otherwise dispose of any or all of the timber on such land in any manner, and any agents thereof acting on their behalf, such as forestry consultants, who set up and administer timber harvesting.

LANDOWNER

The legal or equitable owner or owners of land.

LANDSCAPE ARCHITECT

A professional landscape architect registered in the Commonwealth of Pennsylvania.

LANDSCAPED AREA

That portion of a tract, or lot in which plantings have been installed in accordance with the provisions for landscaping in Part 26: SPECIAL PROVISIONS. The landscaped area includes: the buffer planting strip; those plantings which serve a functional and/or aesthetic purpose and are located around and between buildings, roads, parking areas, sidewalks, walkways, sitting areas, service or maintenance structures, courtyards and the like; and plantings within a buffer area.

LANDSCAPING PLAN

A plan for the installation and maintenance of plantings, prepared according to the provisions of Part 26: SPECIAL PROVISIONS.

LITTER

Discarded items not naturally occurring on the site such as tires, oil cans, equipment parts and other rubbish.

LIVESTOCK

Animals of any kind, raised and/or maintained for sale, resale, or agricultural field production. The keeping of one or more horses or ponies for noncommercial recreational purposes, or the keeping of common household pets such as dogs, cats, and the like for noncommercial purposes, shall not be considered as the keeping of livestock.

LOADING SPACE, OFF-STREET

A space in a building or on a lot which is accessible from the public street system for the temporary use of vehicles while loading or unloading merchandise, materials or passengers.

LONG-TERM EFFECTS

Results which are manifest for, or extending over a period of greater than two years.

LONG-TERM RESIDENTIAL HEALTH CARE FACILITY

A residential facility that is not a hospital and is not located as part of a hospital facility, but that provides medical, therapeutic, health, rehabilitative, or other services to resident patients and where residence in the facility is anticipated indefinitely. Examples include, but are not limited to, nursing homes, long-term care facilities, assisted-living facilities, and age-in-place or continuing-care communities. Each living quarter for a person staying and/or living at the facility shall be considered a "dwelling unit."

LONG-TERM TEMPORARY SIGN

A sign that is nonpermanent and can be display for 120 days, but is not intended to be displayed for any indefinite period, and which requires a permit that may be renewed annually.

LOP

To cut tops and slash into smaller pieces to allow the material to settle close to the ground.

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.

LOT AREA

The area of land contained within the property lines of a lot, excluding the following: all land within existing and proposed future roads and their ultimate rights-of-way; land within existing and proposed future utility rights-of-way or easements; land previously subdivided from the area of land in question; land prohibited from development by deed restrictions, restrictive covenants and/or easements; any area presently used or previously or presently set aside for any stormwater management facilities, including basins, retention areas or drainage easements; and land shown on previous subdivision or land development plans as reserved from development.

LOT LINE

A property boundary line shown on a recorded plan or described in a recorded deed. In the case of any lot abutting a street, the lot line for such portion of the lot as abuts such street shall be deemed to be the same as the street line, and shall not be the center line of the street, or any other line within the street right-of-way.

LOT LINE; FRONT

The street line. In the case of a corner lot, both street lines shall be deemed the front lot line. The front lot line shall be that boundary line of the lot most nearly parallel to the street line which has no other portion of the lot between it and the street; provided that any portion of the lot which crosses the street line will have the street line as its front lot line.

LOT LINE; REAR

A lot line opposite and most distant from the front lot line. If the rear lot line is less than 10 feet in length, or if the lot forms a point at the rear, the rear lot line shall be deemed to be a line 10 feet in length within the lot, between the side lot lines, parallel to and at the maximum distance from the front lot line. For a corner lot, of the two lot lines opposite the front lot lines, that which is most distant will be the rear lot line.

LOT LINE; SIDE

Any lot line which is not a street line or a rear lot line.

LOT WIDTH

The distance measured between the side lot lines at the required front building line. When there is only one side lot line, as in the case of a corner lot or single-family attached dwellings, the lot width shall be measured between such lot line and the opposite lot line.

LOT, CORNER

A lot abutting upon two or more streets or upon two parts of the same street, forming an interior angle at the corner of less than 135°.

LOT, INTERIOR

Any lot which has limited frontage to a street by virtue of being a narrow lot; or an existing lot which may have access through an easement.

LOT, NARROW

A lot that does not have the required minimum lot width at the front building line, but that has direct access to a public street. Examples of narrow lots include, but are not limited to, flag lots and lane lots.

LOT, REVERSE FRONTAGE

A lot extending between and having frontage on a major street and a minor street with vehicular access solely from the minor street.

LOT, THROUGH

A lot which fronts upon two parallel streets, or which fronts upon two streets which do not intersect at the boundaries of the lot.

MANUFACTURED HOME

See "dwelling, single-family detached; mobile home."

MANUFACTURED HOME PARK

See "mobile home park."

MEDICAL OFFICE/WELLNESS CENTER/HEALTH CLINIC

Office, clinic, or similar facility for medical, dental, psychological, physical therapy, or other health examination or treatment of persons as outpatients, including laboratories incidental thereto. A fitness center and cafeteria within the same building are permitted as accessory uses; however, the cafeteria shall be limited to a maximum of 10% of the total building area.

MINI-WAREHOUSE

A warehouse or storage unit available for lease for the purpose of storage of personal property and dry goods.

MITIGATION

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.

MOBILE HOME

See "dwelling, single-family detached; mobile home."

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 or double mobile home.

MOBILE HOME PAD

That part of an individual lot which has been reserved for the placement of the mobile home, appurtenant structures or additions.

MOBILE HOME PARK

A parcel or contiguous parcels of land which has been planned and improved for the placement of two or more mobile homes for nontransient use.

MODIFICATION OF AN EXISTING TELECOMMUNICATIONS FACILITY

Any change, or proposed change, in power input or output, number of antennas, change in antenna type(s) or model(s), repositioning of antenna(s), or change in number of channels per antenna above the maximum number approved under an existing permit.

MODIFICATION OF AN EXISTING TOWER OR STRUCTURE

Any change, or proposed change, in dimensions of an existing and permitted tower or other structure designed to support telecommunications transmission, receiving and/or relaying antennas and/or equipment.

MONITORING

The measurement, by the use of instruments in the field, of nonionizing radiation exposure at a telecommunications facility site as a whole, or from the towers, antennas or repeaters.

MONITORING PROTOCOL

The testing protocol, such as the Cobbs Protocol or the FCC Regulations (Title 47, Part 1, Section 1.1307, referenced as "IEEE C95.3 1991"), or one substantially similar, including compliance determined in accordance with the National Council on Radiation Protection and Measurements, which is to be used to monitor the emissions and determine exposure risk from existing and new telecommunications facilities.

MONOPOLE

A WTF or site which consists of a single pole structure, designed and erected on the ground or on top of a structure, to support communications antennas and connecting appurtenances.

MONUMENT SIGN

A sign directly anchored in the ground through a concrete, solid wood, stone, or brick base, and is independent from any building or other structure. Monument signs may have two display sides.

MOTEL

See "hotel, motel or inn."

MUFFLER OR SOUND DISSIPATIVE DEVICE

A device designed or used for decreasing or abating the level of sound escaping from an engine, machinery or like system.

MULTIPLE NONCONFORMITIES

A parcel or lot may be nonconforming with respect to multiple provisions of this chapter. In such event the lot, parcel of land, building or structure shall be considered as meeting the definition of each definition above.

MUNICIPAL USE

A use conducted by the Township such as, but not limited to: parks, playgrounds and other public recreational, cultural and conservation areas and facilities; sites for sewage treatment, solid waste and refuse disposal; municipal buildings; public works facilities; emergency services facilities; municipal garages; communications towers located on Township-owned property; and other public facilities operated for the good and well-being of the Township including activities regularly conducted by the Township at such sites and/or facilities. The area and bulk requirements for municipal uses shall be the minimum requirements set forth in the applicable district. Multiple municipal uses may occupy the same lot. The Township may lease portions of a lot for individual uses without the necessity of a subdivision and the creation of individual lots.

NATURAL ENVIRONMENT

A composition of land, water and/or air represented by its inherent physical and biological resources.

NET FLOOR AREA

The total of all floor areas of a building measured from the interior surface of the walls, excluding stairwells and elevator shafts, equipment rooms, interior vehicular parking or loading; and all floors below the first or ground floor that are used only for storage or mechanical systems serving the building.

NO-IMPACT HOME-BASED BUSINESS

This use is limited to a business or commercial activity administered or conducted as an accessory use which is clearly secondary to the use as a residential dwelling and which involves no customer, client or patient traffic, whether vehicular or pedestrian, pick-up, delivery or removal functions to or from the premises, in excess of those normally associated with residential use. The business or commercial activity must satisfy the criteria set forth in § 27-2603: Accessory Uses, Buildings and Structures, § 27-26031M, of this chapter.

NONCONFORMING BUILDING OR STRUCTURE OR LOT OR PARCEL OF LAND BY DIMENSION

A lawfully established building or structure, or lot or parcel of land, not in total compliance with all dimensional regulations for the zoning district in which such lot or parcel of land is located, is nonconforming by dimension. Dimensional regulations include all regulations relating to setbacks, buffer areas and other dimensional restrictions respecting the location of buildings or structures from other features on the lot or parcel of land, such as, by way of example only, septic systems, floodplains or slopes. A building or structure may be partially nonconforming by dimension if a portion of the building or structure violates the dimensional regulations, such as where only a portion of a structure is located within a prescribed setback.

NONCONFORMING BY NUMBER OF DWELLING UNITS

A lot or parcel of land and/or a building or structure containing more dwelling units than are permitted by the use regulations of this chapter shall be nonconforming by number of dwelling units. A building or structure containing a permitted number of dwelling units by the use regulations of this chapter, but not meeting the lot area per dwelling unit regulations, shall be nonconforming by dimension.

NONCONFORMING BY USE

A lawfully established use of land, building, or structure, which is not a permitted use in the zoning district in which it is located, is nonconforming by use.

NONCONFORMING LOT

A lot, the area or dimension of which was lawful prior to the adoption or amendment of this chapter, but which fails to conform to the requirements of the zoning district in which it is located by reason of such adoption or amendment.

NONCONFORMING LOT OR PARCEL OF LAND BY AREA OR WIDTH

A lot or parcel of land which fails to meet the applicable requirements for area or width, provided that setbacks and other requirements, not involving area or width, including use, shall conform to the regulations for the zoning district in which such lot or parcel of land is located.

NONCONFORMING USE

A use, whether of land or of structure, which does not comply with the applicable use provisions in this chapter, or amendment heretofore or hereinafter enacted, where such use was lawfully in existence prior to the enactment of this chapter or amendment, or prior to the application of this chapter or amendment to its location by reason of annexation.

NONCONFORMING USE, STRUCTURE OR DIMENSION BY CONDITIONAL USE, VARIANCE OR SPECIAL EXCEPTION

A nonconforming building, structure, lot or parcel of land, or the use thereof, which exists by virtue of a conditional use, variance or a special exception granted by the Zoning Hearing Board or Board of Supervisors shall not be considered nonconforming for the purposes of this section, and shall not acquire any rights of this section. Any changes, additions, enlargements, expansions, intensifications or changes of such use, lot or parcel of land, structure or dimension, to any use other than a permitted use or other than in complete conformance with this chapter, shall require a further variance or special exception from the Zoning Hearing Board, or in the instance of a conditional use, permission from the Board of Supervisors.

NONFAMILY COMMUNITY RESIDENTIAL FACILITY

(1) A residential facility:

(a) Intended for and occupied by persons who do not have a "disability" or "handicap," as those terms are defined by federal and state antidiscrimination laws; and

(b) That consists of no more than 20 persons living together in the facility as a whole and those persons as a group do not constitute a "family" as defined in the Zoning Ordinance.

(2) This term shall not include "fraternity or sorority house" or "dormitory." Each living quarter for a person staying at a nonfamily community residential facility shall be considered a "dwelling unit."

NON-TOWER WIRELESS TELECOMMUNICATIONS FACILITY (NON-TOWER WTF)

All non-tower wireless telecommunications facilities, including, but not limited to, antennas and related equipment. Non-tower WTF shall not include support structures for antennas and related equipment.

NONTRANSIENT USE

A use which manifests itself for a period of not less than six consecutive months.

OBSTRUCTION, WATER

Any wall, dam, wharf, embankment, levee, dike, pile, abutment, projection, excavation, channel, culvert, building, fence, stockpile, refuse, fill, structure, or matter in, along, across, or projecting into any channel, watercourse, or flood-prone area, which may impede, retard, or change the direction of the flow of water either in itself or by catching or collecting debris carried by such water or is placed where the flow of the water might carry the same downstream.

OFFICE PARK

An office community consisting of a total of five or more new or converted buildings dedicated exclusively to offices and accessory uses thereto, of which buildings or unit thereof may be owned individually or in total by one or more office owners or users and the common areas and facilities owned by the owners or users on a designated pad basis or on a proportional undivided basis.

OFF-PREMISES SIGN

A sign which directs attention to an object, product, service, place, activity, person, institution, organization, or business that is primarily offered at a location other than the lot upon which the sign is located.

ON-LOT SEWAGE DISPOSAL SYSTEM

A system serving a single lot, collecting and disposing of sewage on the lot where such system is used.

ON-LOT WATER SUPPLY

An individual well on the lot where the well services one lot and/or a water supply on a lot occupied or to be occupied serving a permitted building.

OPEN SPACE

Natural or landscaped areas restricted in perpetuity to natural resource protection, conservation or recreation, or used for noise and/or visual buffers or for other purposes as described in the open space provisions of Part 28: OPEN SPACE OPTION PROVISIONS.

OPEN SPACE OPTION

The choice which may be exercised in the Residential Districts, on tracts greater than 20 acres, to arrange lots with particular consideration of and sensitivity toward environmental resources, the minimum net size requirement for which would be less than would otherwise be required in the districts, and the relative density of which may be greater than would otherwise be permitted in the districts, in exchange for allocating open space for various conservation and recreation purposes.

OPEN SPACE, COMMON

A parcel or parcels of land or an area of water, or a combination of land and water within a development site and designed and intended for the use or enjoyment of residents of the residential development not including streets, off-street parking areas and areas set aside for public facilities. Common open space includes both developed (active) and undeveloped (passive) open space.

OPERATOR

An individual, partnership, company, firm, association or corporation engaged in timber harvesting, including the agents, subcontractors and employees thereof.

OUTDOOR ENTERTAINMENT FACILITY

An outdoor recreation facility operated as a business, not a private recreation facility, athletic club, or an outdoor motion picture facility.

OUTDOOR MOTION PICTURE ESTABLISHMENT

An establishment which features outdoor movies, not including the showing of obscene material as defined by Pennsylvania Statute. The motion picture screen of such establishment shall not be oriented towards the arterial or collector highway, and neither a public address system nor a general speaker system is included.

OUTDOOR STORAGE UNIT

A consumer fireworks building, trailer, semitrailer, metal shipping container, or magazine meeting the specifications of the Pennsylvania Construction Code Act,

OVERLAY DISTRICTS

Areas described in Part 25: GENERAL PROVISIONS, Part 26: SPECIAL PROVISIONS and Part 31: AMENDMENTS related to floodplain, steep slopes and carbonate geology conditions.

PARKING SPACE

A space, available for the parking of one motor vehicle, exclusive of passageways, driveways or other means of circulation or access. A parking space shall include either covered garage spaces or uncovered parking lot space located off the street right-of-way. The size, surfacing, gradient and other requirement for a parking space shall be as required in Chapter 22: Subdivision and Land Development and this chapter.

PASSIVE RECREATIONAL USE

Any leisure time activity not considered active. (Examples of passive recreational use include walking, hiking, picnicking, bird watching and fishing.)

PERENNIAL STREAM

A body of water in a channel that flows throughout a majority of the year in a defined channel and is capable, in the absence of pollution, drought or man-made stream disturbances, of supporting a benthic macroinvertebrate community that is composed of two or more recognizable taxonomic groups of organisms, large enough to be seen by the unaided eye and can be retained by a U.S. Standard No. 30 sieve (28 mesh per inch, 0.595 mm openings) and live at least part of their life cycles within or upon available substrates in a body of water or water transport system. A perennial stream can have Q7-10 flow of zero. This term shall include streams identified in USGS or SCS mapping, and any other delineated waters of the commonwealth.

PERSON

Any individual, association, trust, partnership or corporation, including any members, directors, officers, employees, partners or principals thereof. Whenever used in any clause prescribing and imposing a penalty, person includes the members, trustees, partners, directors, officers, managers and supervisors, or any of them, of partnerships, associations, corporations or other form of entity.

PERSON

The owner or owners of the premises upon which any activity concerning a production well governed by this chapter is to occur and the person or persons conducting such activity.

PERSONS

Individuals, corporations, companies, associations, joint stock companies, firms, partnerships, limited liability companies, corporations, and other entities established pursuant to statutes of the Commonwealth of Pennsylvania; provided that person does not include or apply to the Township or to any department or agency of the Township.

PHYSICAL RESOURCES

Characteristics of the natural environment manifest in its: land forms, soils, geological structure of surface and/or subsurface rock, minerals, natural bodies of water and/or man-made impoundments, watercourses, groundwater and the like. The disposition of these characteristics is typically expressed in physiographic, topographic and/or hydrologic units such as: rock formations, slopes, elevations, soil types, watersheds, surface water types, wetlands, floodplains, aquifers or aquifer recharge areas and the like.

POLE SIGN

A sign supported by one or more uprights/poles, anchored in the ground, and is independent from any building or other structure. Pole signs may have two display sides.

PRECOMMERCIAL TIMBER STAND IMPROVEMENT

A forest practice, such as thinning or pruning, which results in better growth, structure, species composition, or health for the residual stand but which does not yield a net income to the landowner, usually because any trees cut are of poor quality, too small or otherwise of limited marketability or value.

PRIMARY DISTRICTS

Areas shown on the Zoning Map for various uses and described more fully in Part 4: RA, RESIDENTIAL/AGRICULTURAL DISTRICT through Part 19: OR, OUTDOOR RECREATIONAL DISTRICT.

PRIMARY EFFECTS

Results of a direct nature which have a principal influence on a particular condition.

PRIMARY RESIDENCE

The dwelling where one or more owners of the property maintain their permanent place of abode and spend the majority of the calendar year. A person may have only one primary residence at any one time. Tithe owner of the property is a corporation, partnership, limited liability company, limited liability partnership, trust or other entity, a shareholder, partner, trustee or other owner of the entity will be considered an owner for the purpose of this definition.

PRIME AGRICULTURAL LAND

Land which consists of soils considered to be most suitable for cultivation, including "important farmlands" and "additional farmlands of Statewide importance" as defined by the U.S. Department of Agriculture, Soil Conservation Service.

PRINCIPAL BUILDING

A building in which is conducted, or in intended to be conducted, the primary use of the lot on which it is located.

PRIVATE CLUB

See "club or lodge."

PRIVATE RECREATIONAL FACILITY

A family-oriented, indoor recreational facility owned or operated by a non-governmental agency and entirely enclosed within a structure. The use may include by way of example arcades, batting cages, indoor golf facilities, skating rinks or skate parks. This use is permitted by conditional use only.

PRODUCTION WELL

A well intended to supply two or more residential units with water and/or any individual well intended to yield or supply a minimum of 10,000 gallons per day.

PROFESSIONAL OFFICE

An office which is used and occupied by a professional practitioner, such as a doctor, lawyer, architect or accountant.

PROJECT

A subdivision; a land development; or any development involving the construction or alteration of buildings or other structures, or the grading of land to accommodate a building, structure or use.

PROJECTING SIGN

A sign that is directly affixed to the wall of a building and is not parallel to the face of such wall. It includes signs that are a part of an awning, canopy, or other fabric, plastic, or structural protective cover over a door, entrance, window, or outdoor service area as well as marquees.

PUBLIC NOTICE

Notice published once each week for two successive weeks in a newspaper of general circulation in the Township. Such notice shall state the time and place of the hearing and the particular nature of the matter to be considered at the hearing. The first publication shall be not more than 30 days and the second publication shall not be less seven days from the date of the hearing.

PUBLIC RECREATIONAL FACILITY

A recreational facility owned or operated by the Township or other governmental agency. A municipal use.

PUBLIC RIGHT-OF-WAY

See "right-of-way, public."

PUBLIC SEWAGE DISPOSAL SYSTEM

A system, other than an on-lot sewage disposal system or a community sewage disposal system which is administered and operated by the Bucks County Water and Sewer Authority for the collection, conveyance, treatment, and disposal of sewage.

PUBLIC SPACE

A real property or structures thereon which are owned or controlled by a governmental entity.

PUBLIC UTILITY TRANSMISSION TOWER

A structure, owned and operated by a public utility electric company regulated by the Pennsylvania Public Utility Commission, designed and used to support overhead electricity transmission lines.

PUBLIC WATER SUPPLY SYSTEM

A system for water distribution and water supply, other than an on-lot water supply system, or a community water supply system, which is owned, administered, and operated by the Bucks County Water and Sewer Authority.

QUARRY

An excavation, or other place, from which stone (including limestone), gravel, sand, slate or other minerals are removed by cutting, digging, blasting or other means and including, but not limited to, those related operations of crushing, sorting, sizing or stockpiling of quarried materials including overburden and topsoil as well as settlement basins and equipment maintenance and parking area.

RADIAL PLOTS

Radial plots are the result of drawing equally spaced lines (radials) from the point of the antenna, calculating the expected signal and indicating this graphically on a map. The relative signal strength may be indicated by varying the size or color at each point being studied along the radial. A threshold plot uses a mark to indicate whether that point would be strong enough to provide adequate coverage, i.e., the points meeting the threshold adequate coverage. The drawback is the concentration of points close to the antenna and he divergence of points far from the site near the ends of the radials.

REAL PROPERTY

All land whether publicly or privately owned, whether improved or not improved, with or without structures.

RECREATIONAL VEHICLE

A vehicle or piece of equipment, whether self-powered or designed to be pulled or carried, intended primarily for leisure time, recreational use, or for travel. Recreational vehicles or units including travel trailers, truck-mounted campers, motor homes, folding tent campers and autos, buses or trucks adapted for vacation use and other vehicles not suitable for daily conventional family transportation. Snowmobiles, mini-bikes, all-terrain vehicles, go-carts and boat trailers are also deemed recreational vehicles.

RECYCLING AND REFUSE FACILITY

An area of land, with or without buildings, that is used for the storage of used or discarded materials, including, but not limited to, wastepaper, rags, metal, building materials, house furnishings, machinery, vehicles, and parts thereof, with the dismantling, processing, salvage, sale, or other use or disposition of the same.

RELIGIOUS USE

A use involving a structure or place at which religious worship and ceremonies are held regularly by a group which practices the religion.

REPEATER

A small receiver/relay transmitter and antenna of relatively low power output designed to provide service to areas which are not able to receive adequate coverage directly from a base or primary station.

RESIDENT INNKEEPER

A property owner, lessee or an employee who resides at a property used as a bed-and-breakfast inn/small short-term lodging facility or a hotel, motel, or inn/large short-term lodging facility, and whose primary role is to perform innkeeping duties at the property.

RESTAURANT

A building or an area within a building with four or more tables (more than 12 chairs), used primarily for the purpose of furnishing to the public food to be consumed on the premises, that is opened between 6:00 a.m. and 11:00 p.m. on a single day, but not including a restaurant with drive-in services, or a restaurant used primarily for take-out services.

RESTAURANT, DRIVE-THROUGH SERVICE

A fast food restaurant or section thereof which is designed to allow for the serving and pick-up of food, without leaving the vehicle, for off-premise consumption.

RETAIL SALES

Shops and stores selling commodities and goods and/or services, such as dry cleaners, hairdressers, shoe repair, and like services to the ultimate consumer. Not included under this use are over-the-counter sale of alcoholic beverages in taverns and bars. Any retail store that provides for gasoline or fuel sales for motor vehicles directly to the retail customers shall be considered to be a motor vehicle gasoline station and shall meet the requirements of that use and shall only be permitted in zoning districts where motor vehicle gasoline station is permitted. Also not included is any store with greater than 15 square feet of floor area devoted to the display of pornographic materials or obscene material as defined by Pennsylvania statutes.

RIDING ACADEMY

A conditional use on a lot area of at least 10 acres in the RA or RB Districts, where horseback riding lessons are given, and horses are boarded. A riding academy shall not include a livery stable which primarily rents horses for trail riding whether supervised or unsupervised.

RIGHT-OF-WAY

A strip of land granted or reserved for public or private use or access.

RIGHT-OF-WAY, EXISTING

The legal right-of-way as established by the commonwealth or the Township and currently in existence.

RIGHT-OF-WAY, FUTURE

The right-of-way established by Chapter 22: Subdivision and Land Development.

RIGHT-OF-WAY, PUBLIC

Any street, avenue, boulevard, highway, sidewalk, alley or similar place which is owned or controlled by a governmental entity.

ROAD

See "street."

SAFE YIELD

The amount of water that can be removed from the aquifer without exceeding the amount of water that is annually replaced by rainfall and infiltration.

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, laundry tubs, washing machines, sinks, dishwashers, or any other source of water-carried waste of human origin.

SANITARY SEWER

A conduit that collects and transports sanitary sewage.

SCHOOL

A religious, sectarian and non-sectarian, denominational private institution, or a public institution which is not conducted as a private gainful business both of which have access to a collector or primary street, and are licensed by the state.

SCREEN PLANTING

The plantings which are used in a buffer planting strip or other landscaping arrangement to create a continuous visual buffer.

SECONDARY EFFECTS

Results of an indirect nature which have an influence on a particular condition or state derived from a primary effect.

SEPTIC TANK

A water-tight 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 septic tank filter field.

SEPTIC TANK FILTER FIELD

A system of open jointed pipes intended for subsurface disposal of septic tank effluent.

SERVICE STATION

See "automobile service station."

SEWAGE

The total of organic waste and wastewater generated by residential, industrial, commercial, institutional or other establishments.

SEWER

Any pipe or conduit used to collect and carry away sewage or stormwater runoff from the generating source of origin to treatment plants and to a receiving stream or other drainageway.

SEWERAGE

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.

SEWERED AREA

That portion of the Township designated in the Official Sewage Facilities Plan (Act 537 Plan) in which there is, or may be, constructed a system of public sewage.

SHOOTING AREA

A facility used for target practice, skeet and trap and related activities by a gun club or sportsmen's club.

SHOPPING CENTER

A group of four or more permitted principal uses in the TNC District that are planned and developed, as a single property with required off-street parking. Minimum lot size for a shopping center is 15 acres. Motor vehicle gasoline stations and bed-and-breakfast inns/small short-term lodging facilities are not permitted under this use.

SHORT-TERM EFFECTS

Results which are manifest for or extending over a period of less than two years.

SHORT-TERM RESIDENTIAL HEALTH CARE FACILITY

A residential facility that is not a hospital and is not located as part of a hospital facility, but that provides medical, therapeutic, health, rehabilitative, or other services to resident patients and where residence in the facility is temporary, and where the services provided are intended to transition resident patients to a permanent living situation outside the facility, such as their original home, a long-term residential health care facility, or other long-term or permanent living arrangement. Examples include but are not limited to, residential physical and/or occupational therapy rehabilitation facilities, residential nonhospital drug and alcohol rehabilitation facilities, and short-term psychological or psychiatric residential nonhospital treatment facilities. Each living quarter for a person staying at the facility shall be considered a dwelling unit.

SHORT-TERM TEMPORARY SIGN

A sign that is nonpermanent that can be displayed for 45 days, but is not intended to be displayed for any indefinite period.

SIDEWALK SALE

A seasonal or occasional sale held on the sidewalk or other structure along the front or side of a particular store or establishment where goods are offered for sale to the public, typically at a discounted price.

SIGHT DISTANCE

The length of roadway visible to the driver of a passenger vehicle at any given point on the roadway when the view is unobstructed by traffic.

SIGHT TRIANGLE, CLEAR

An area of unobstructed vision at street intersections defined by lines of sight between points at a given distance from the intersection of the street.

SIGN

A permanent or temporary structure or part thereof, or any device attached, painted, placed, reflected, or represented on a structure or other surface that shall display or include any letter, word, message, picture, design, symbol, logo, insignia, or representation used as or which is in the nature of an advertisement, announcement, visual communication, or direction; or is designed to attract the eye or bring the subject to the attention of the public. Interior signs not visible from a public right-of-way or adjoining property, and cornerstones built into or attached to a wall of a building, shall not be construed to be signs.

SIGN AREA

The area of a sign shall be construed to include all lettering, wording and accompanying designs and symbols, together with the background, whether open or enclosed, on which they are displayed, but not including any supporting framework and bracing incidental to the display itself. Where the sign consists of individual letters or symbols attached to a building, wall or window, the area shall be considered to be that of the smallest rectangle or other regular geometric shape which encompasses all of the letters and symbols. In computing square foot area of a double-face sign, only one side shall be considered, provided that both faces are identical. If the interior angle formed by the two faces of the double-faced sign is greater than 45°, then both sides of such sign shall be considered in calculating the sign area.

SINGLE AND SEPARATE OWNERSHIP

The ownership of property by any person, which ownership is separate and distinct from that of any adjoining property.

SITE

A tract or parcel of land or combination of contiguous lots or parcels of land that are not divided by a street and are under the same ownership.

SITE AREA

Any land area within a site as determined by an actual site survey, minus the following: all land within existing and proposed future roads and their ultimate rights-of-way; land within existing and proposed future utility rights-of-way or easements; land previously subdivided from the area of land in question; land prohibited from development by deed restrictions, restrictive covenants and/or easements; any area presently used or previously or presently set aside for any stormwater management facilities, including basins, retention areas or drainage easements; and land shown on previous subdivision or land development plans as reserved from development.

SITE AREA, BUILDABLE

The site area minus the following: all land area required to be protected under Part 22: NATURAL RESOURCE PROTECTION STANDARDS, and all land area required to be kept as open space or to otherwise be protected under the Township's ordinances, which site area is the basis of density requirements in Part 10: RD, RESIDENTIAL DEVELOPMENT DISTRICT, Part 11: RD-C, RESIDENTIAL DEVELOPMENT-CONSERVATION DISTRICT, and in § 27-2806: Permitted Residential Development Density Where the Open Space Option Is Utilized in the RA, RB, or RD Districts for permitted residential development density where the open space option is utilized in RA, RB and RD Districts.

SKIDDING

Dragging trees on the ground from the stump to the landing by any means.

SLASH

Wood debris left in the woods after logging, including lots, chunks, bark, branches, uprooted stumps and broken or uprooted trees or shrubs.

SNIPE SIGN

A sign attached to a tree, utility pole, pole, stake, fence, bench, traffic light, streetlight, street sign or other sign, or other object, that is on public property, in the public right of way, or on private property without the permission of the property owner. Also called a bandit sign. This definition does not apply to the proper posting of signs prohibiting trespassing or hunting, or to signs expressly allowed by this Part.

SOILS ON FLOODPLAIN

Areas subject to periodic flooding or listed in the Official Soil Survey provided by the U.S. Department of Agriculture, Natural Resources Conservation Service, Web Soil Survey (http://websoilsurvey.nrcs.usda.gov/) as soils having a flood frequency other than none.

SOLID WASTE LANDFILL

A facility where solid waste is disposed of by placing it on the land and covering the waste with a layer of soil, subject to the provisions of Part 26: SPECIAL PROVISIONS.

SOLID WASTE MANAGEMENT FACILITY

A facility whose purpose shall be to provide for the clean, safe, and efficient disposal of solid wastes. Such facility may include one or more of the following uses: recycling and refuse facility, solid waste landfill, incinerator, or other solid waste management facility permitted by the Department of Environmental Protection.

SOUND

An oscillation in pressure, particle displacement, particle velocity or other physical parameter, in a medium with internal forces that causes compression and rarefaction of that medium. The description of sound may include any characteristics of such sound, including duration, intensity and frequency.

SOUND LEVEL

The weighted sound pressure level obtained by the use of a sound level meter and frequency weighting network, such as A, B, or C, as specified in American National Standards Institute specifications for sound level meters (ANSI S1.4-1974, or the latest revision thereof). If the frequency weighting employed is not indicated, the A-weighting shall apply. Also see "A-weighted sound level."

SOUND LEVEL METER

An instrument which includes a microphone, amplifier, RMS detector, integrator or time avenger, output meter and any applicable weighting network used to measure sound pressure levels which meets or exceeds the requirement for a Type I or Type II sound level meter as specified in ANSI Specification S1.4-1974, or the latest revision thereof. The manufacturer's published indication of compliance with such specifications shall be prima facie evidence of such compliance.

SPECIAL EXCEPTION

A use permitted in a particular zoning district pursuant to the provisions of Part 30: ZONING HEARING BOARD.

SPECIALTY SHOPPING CENTER

A shopping center which caters to a specific market. The stores in the center are small scale, linked together by an architectural, historical, or geographical theme, or by the commonality of the goods and services available. In general, the shops in a specialty center deal in the following types of merchandise: imported goods, gifts, books, hand-crafted items, luxury merchandise, fashions, gourmet foods, hobby and craft supplies, and antiques.

STABLE

Any building, structure or portion thereof which is used in whole or in part for the shelter or care of sheep, goats, horses or cattle or other livestock.

STABLE SOIL

A durable, free draining, uniform soil that is capable of withstanding design foundation pressures over time with minimal settlement, and is resistant to shear.

STAND

Any area of forest vegetation whose site conditions, past history and current species composition are sufficiently uniform to be managed as a unit.

STEALTH TECHNOLOGY

Camouflaging methods applied to wireless communications towers, antennas and other facilities which render them more visually appealing or blend the proposed facility into the existing structure or visual backdrop in such a manner as to render it minimally visible to the casual observer. Such methods include, but are not limited to, architecturally screened roof-mounted antennas, building-mounted antennas painted to match the existing structure, and facilities constructed to resemble trees, shrubs, and light poles.

STEEP SLOPE, CLASS I

The area of land which is characterized by a change in elevation of 8% or more, but less than 15% over a distance or contour specified in Part 22: NATURAL RESOURCE PROTECTION STANDARDS.

STEEP SLOPE, CLASS II

The area of land which is characterized by a change in elevation of 15% or more but not exceeding 25% over a distance or contour specified in Part 22: NATURAL RESOURCE PROTECTION STANDARDS.

STEEP SLOPE, CLASS III

The area of land which is characterized by a change in elevation of greater than 25% over a distance or contour specified in Part 22: NATURAL RESOURCE PROTECTION STANDARDS.

STORM SEWER

A conduit that collects and transports stormwater runoff.

STORY

That part of a building located between a floor and the floor or roof next above. The first story of a building is the lowest story having 75% or more of its wall area above grade level. A half-story is a story under a gable, hip or gambrel roof, the wall plates of which on at least two opposite exterior walls are not more than two feet above the floor.

STORY, GROUND

The story with its floor level immediately above the average finished grade level of the adjoining ground at any particular point or side of the dwelling.

STREAM

Any natural or artificial channel of conveyance for surface water with an annual or intermittent flow within a defined bed and banks.

STREET

A public or privately owned right-of-way, serving as a means of vehicular travel, furnishing access to abutting lots also used to provide space for installation of improvements such as sewers, other utilities, street trees and sidewalks.

STREET LINE

The dividing line between the street and the lot. The street line shall be the same as the legal right-of-way, provided that where a future/ultimate right-of-way width for a road or street has been established, then that width shall determine the location of the street line.

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STRUCTURAL ALTERATION

Any change in or addition to the supporting or structural members of a building or other structure, such as the bearing walls, partitions, columns, beams or girders; or any change which could convert an existing building or other structure into a different structure, or adopt the structure to a different use.

STRUCTURALLY ABLE

The determination that a tower or structure is capable of safely carrying the load imposed by the proposed new antenna(s) under all reasonably predictable conditions as determined by professional structural engineering analysis, including wind and ice loads or any other structural requirements.

STRUCTURE

Any man-made object or improvement having an ascertainable stationary location on land or in water, whether or not affixed to the land. This term shall not include sand mounds, wellheads, landscaping berms and detention basin facilities.

SUBDIVISION

As defined in the Pennsylvania Municipalities Planning Code, Act of July 31, 1968, P.L. 805, No. 247, 53 P.S. § 10101 et seq., as amended.

SUBDIVISION PLAN

A sketch, preliminary or final plan, submitted in compliance with the Chapter 22: Subdivision and Land Development, showing the provision for the subdivision of a tract of land. See, also, "land development plan."

SUBDIVISION, LOT LINE ADJUSTMENT

A subdivision that involves the relocation of one or more existing boundary lines between adjacent lots, which results in the same or fewer numbers of lots that existed prior to the subdivision.

SUBDIVISION, MAJOR

Any subdivision not classified as a minor or lot line adjustment.

SUBDIVISION, MINOR

Any division or redivision of a lot, tract or parcel of land by any means into not more than two lots, provided that no division or redivision has been approved with regard to said lot, tract or parcel of land within the preceding five years. Plans that solely propose the creation or relocation of a street shall be treated as minor subdivisions and shall be subject to the time standards set forth in this definition.

SUBSTANTIAL IMPROVEMENT

Any repair, reconstruction or improvement of a structure, the cost of which equals or exceeds 50% of the market value of the structure either: before the improvement or repair is started; or if the structure had been damaged and was being restored before the damage occurred. A "substantial improvement" is considered to occur when the first alteration of any wall, ceiling, floor or other structural part of the building commences, whether or not the alteration affects the external dimensions of the structure. The term does not, however, include either: any project for improvement of a structure to comply with existing state or municipal health, sanitary or safety codes which are solely necessary to assure safe living conditions.

SUBSTANTIALLY CHANGE

(1) Any increase in the height of a wireless support structure by more than 10%, or by the height of one additional antenna array with separation from the nearest existing antenna not to exceed 20 feet, whichever is greater, except that the mounting of the proposed wireless telecommunications facility may exceed the size limits set forth herein if necessary to avoid interference with existing antennas; or (2) any further increase in the height of a wireless support structure which has already been extended by more than 10% of its originally approved height or by the height of one additional antenna array.

SWIMMING POOL

Any permanent pool or open tank, containing or normally capable of containing water to a depth at any point greater than 1 1/2 feet. Swimming pool regulations are set forth in Part 26: SPECIAL PROVISIONS.

SWIMMING POOL, PUBLIC OR SEMI-PUBLIC

Any swimming pool other than a private swimming pool, including publicly and privately owned pools open to the general public and pools owned and operated in conjunction with membership organizations, motels, hotels and other similar uses.

TAVERN

An establishment which serves alcoholic beverages for on-premises consumption and which is licensed by the Pennsylvania Liquor Control Board, including the sale of food as an accessory use.

TELECOMMUNICATIONS ANTENNA

Any device used for the transmission or reception of radio, television, wireless telephone, pager, commercial mobile radio service, or any other wireless communications signals, including, without limitation, omnidirectional or whip antennas and directional or panel antennas, owned or operated by any person or entity licensed by the Federal Communications Facility (FCC) to operate such device. This definition shall not include private residence-mounted satellite dashes or television antennas or amateur radio equipment including , without limitation, ham or citizen band radio antennas.

TELECOMMUNICATIONS EQUIPMENT BUILDING

An unmanned building, cabinet or structure containing communications equipment required for the operation of antennas on that site. Such a building shall cover an area on the ground not greater than 250 square feet, unless otherwise approved by the Township, and shall be no more than 12 feet high. Such buildings shall be designed to be architecturally similar and compatible with each other, and whenever possible, shall be joined or clustered so as to appear as one building.

TELECOMMUNICATIONS FACILITY

All equipment, including any tower, structure, building, antenna, repeater and other related device which a telecommunications provider needs to broadcast and receive radio frequency signals which carry their success.

TELECOMMUNICATIONS FACILITY SITE

A property, or any part thereof, which is owned or leased by one or more telecommunications providers and upon which one or more telecommunications facility(ies) and required landscaping are located.

TELECOMMUNICATIONS PROVIDER

An entity licensed by the FCC to provide telecommunications services to individuals or institutions.

TELECOMMUNICATIONS TOWER

A guyed, monopole, or self-supporting freestanding mount, or in association with a building other permanent designed to accommodate one or more antennas intended for transmitting and/or receiving television, AM/FM radio, digital, microwave, cellular, telephone, or similar forms of electronic telecommunication.

TEMPORARY SIGN

An impermanent sign intended to be displayed for a limited period of time in a twelve-month period. Temporary signs do not include banners.

TEMPORARY STRUCTURE

A structure, other than a permanent facility with fixed utility connections, which is in use or in place for a period of 20 consecutive calendar days or less and is dedicated to the storage and sale of consumer fireworks and related items. The term includes temporary retail stands, tents, canopies, and membrane structures meeting the specifications of the Pennsylvania Construction Code Act, the Uniform Construction Code, and the Township's ordinances in effect at the time of the application. The term shall not include a facility that is not licensed to sell consumer fireworks under federal and/or state law.

TEMPORARY WIRELESS TELECOMMUNICATIONS FACILITIES

Any telecommunications facility designed for use while a permanent wireless telecommunications facility is under construction, rehabilitation, or restoration or a facility employed to provide additional capacity during special events or emergencies.

THREATENED AND/OR ENDANGERED SPECIES

Fauna or flora listed as "threatened" or "endangered" under the Endangered Species Act of 1973, 16 U.S.C. § 1531 et seq., the Wild Resource Conservation Act, 32 P.S. § 5301 et seq., the Fish and Boat Code, 30 Pa.C.S.A. § 101 et seq., the Game and Wildlife Code, 34 Pa.C.S.A. § 101 et seq., or regulations adopted pursuant to any of the said Acts and Codes.

TILED COVERAGE PLOTS

Tiled plots result from calculating the signal at uniformly spaced locations on a rectangular grid, or tile, of the area of concern. Tiled plots (in comparison to radial plots): (1) provide a uniform distribution of points over the area of interest; (2) usually allow the same grid to be used as different sites are examined; and (3) do not necessitate the transmitter site be within the grid or area of interest. As with radial plots, the graphic display or plot can be either signal strength or adequate threshold. Tile plotting requires more topographical data and longer (computer) execution tune than radial plotting, but is preferable for comparative analysis.

TIMBER HARVESTING, TREE HARVESTING, OR LOGGING

The process of cutting down trees and removing logs from the forest for the primary purpose of sale or commercial processing into wood products. Clear cutting or selective cutting of forest lands for a land use change are excluded from this definition.

TOP

The upper portion of a felled tree that is unmerchantable because of small size, taper or defect.

TOURIST-ORIENTED DIRECTIONAL SIGNING (TODS) SIGN

A sign meeting the requirements of § 1.7 of the Pennsylvania Department of Transportation (PennDOT) Traffic Engineering and Operations Manual-Tourist Oriented Directional Signing (TODS) Policy and approved there under by PennDOT. A TODS sign shall be located within the right-of-way of a street and provide the name and directional guidance to an attraction that the traveling public would have a reasonable interest in.

TOWER-BASED WIRELESS TELECOMMUNICATIONS FACILITY (TOWER-BASED WTF)

Any structure that is used for the purpose of supporting one or more antennas, including, but not limited to, self-supporting lattice towers, guy towers and monopoles, utility poles, and light poles. DAS hub facilities are considered to be tower-based WTFs.

TOWNSHIP

Solebury Township, Bucks County, Pennsylvania.

TRACT

See "lot."

TRAVEL TRAILER

A portable vehicular structure built on a chassis designed as a temporary dwelling for travel, recreation and vacation use.

TREES IN THE RIGHT-OF-WAY

All viable vegetation and specimen trees located within the area of the ultimate right-of-way. For the purposes of this chapter, all trees in the right-of-way that meet the definition of "woodlands or wooded area" shall be subject to the protections applicable to woodlands and wooded areas.

USE

An activity or the specific purpose for which land or a building is designed, arranged, intended, or improved on a lot or for which it is or may be occupied or used.

UTILITIES

Those services customarily rendered by public utility corporations, municipalities, or municipal authorities, in the nature of electricity, gas, telephone, water and sewerage, including the appurtenances used in connection with the supplying of such services (buildings, wires, pipes, poles, transformers, and the like). For purposes of this chapter, cable television transmission equipment shall be included as a utility.

VARIANCE

Permission, approval or authorization granted by the Zoning Hearing Board, constituting a modification or deviation from the exact provisions of this chapter, as applied to a specific property, in accordance with the provisions of Part 30: ZONING HEARING BOARD.

VEGETATED ROOF

A vegetated roof is a roof of a building that is at least 80% covered with growing, living vegetation and soil, or a growing medium, planted over a waterproofing membrane. It may also include additional layers such as a root barrier and drainage and irrigation systems. Container gardens on roofs, where plants are maintained in pots or containers, are not vegetated roofs for the purposes of this chapter. The Township shall make the final determination of a roof being a vegetated roof based on professionally accepted vegetated green roof standards of design and practice.

VETERINARY OFFICE

A medical facility that specializes in the care of domestic (companion) animals, such as dogs and cats.

VIABLE VEGETATION

Vegetation that is not dead, dying, invasive, non-native or non-indigenous.

VISUAL RESOURCES

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.

WALL SIGN

A sign which is painted on, or attached and parallel to, an outside wall of any building or structure, including windows and doors. Such a sign must not project more than eight inches from the wall and must be fully supported by such wall.

WASTE, CONSTRUCTION AND DEMOLITION

All non-hazardous waste building materials, grubbing waste, and rubble resulting from construction, remodeling, repair and demolition operations on houses, commercial buildings and other structures and pavements, and may include certain dredging materials.

WASTE, HAZARDOUS

All waste material contained on the current EPA hazardous waste list.

WASTE, MUNICIPAL

Any garbage, refuse, industrial lunchroom or office waste, and other material including solid, liquid, semi-solid or contained gaseous material resulting from operation of residential, municipal, commercial or institutional establishments and from community activities and any sludge not meeting the definition of residual or hazardous waste (as defined by the Solid Waste Management Act), from a municipal, commercial or institutional water supply treatment plant, wastewater treatment plant, or air pollution control facility.

WASTE, RESIDUAL

Any garbage, refuse, other discarded material or waste, semi-solid or contained gaseous materials resulting from industrial, mining and agricultural operations. In addition, any sludge from an industrial, mining or agricultural operation, or a water supply treatment facility, wastewater treatment plant, or air pollution control facility, non of the aforementioned shall be hazardous.

WATER FACILITY

Any water works, water supply works, water distribution system or part thereof designed, intended or constructed to provide or distribute potable water.

WBCA

Pennsylvania Wireless Broadband Collocation Act, 53 P.S. § 11702.1 et seq.

WETLAND

Areas that are inundated or saturated by surface or groundwater at a frequency and duration sufficient to support, and that under normal circumstances do support, a prevalence of vegetation typically adapted for life in saturated soil conditions including swamps, marshes, bogs and similar area.

WINDOW SIGN

A sign that is placed within the interior of a building or structure and is visible from the exterior of a window.

WIRELESS

Transmissions through the airwaves including, but not limited to, infrared line of sight, cellular, PCS, microwave, satellite, or radio signals.

WIRELESS SUPPORT STRUCTURE

A freestanding structure, such as a tower-based wireless telecommunications facility or any other structure that could support the placement or installation of a wireless telecommunications facility if approved by the Township.

WIRELESS TELECOMMUNICATIONS FACILITY (WTF)

The antennas, nodes, control boxes, towers, poles, structures, buildings, conduits, ducts, pedestals, electronics, and other equipment used for the purpose of transmitting, receiving, distributing, providing, or accommodating wireless communications services.

WIRELESS TELECOMMUNICATIONS FACILITY APPLICANT (WTF APPLICANT OR APPLICANT)

Any person that applies for a wireless communication facility building permit, zoning approval, and/or permission to use the public ROW or other Township-owned land or property.

WIRELESS TELECOMMUNICATIONS FACILITY SITE (WTF SITE)

A property, or any part thereof, which is owned or leased by one or more telecommunications providers and upon which one or more WTFs and any required landscaping are located.

YARD

A space open to the sky on the same lot with a building, use, or structure and that is unoccupied except for accessory structures or uses to the extent specifically permitted by this chapter and Chapter 22: Subdivision and Land Development. The minimum dimension of a required yard shall be that which is required in the zoning district of the proposed building, use, or structure. The size of a required yard shall be measured as the shortest distance between the lot line (or, as the case may be, the street line) and the building line.

YARD, FRONT

A yard between the front building line and the street line and that extends the entire length of the street line. In the case of narrow lots, the front yard is a yard between the front building line and a line along the point where the lot first obtains the minimum lot width, and that extends the entire length of that line. In the case of a corner lot and any other lot that fronts on more than one street, front yards of the required depth shall be provided along all streets.

YARD, REAR

A yard between the rear building line and the rear lot line and that extends the entire length of the rear lot line.

YARD, SIDE

A yard between a side building line and a side lot line on the same side of the lot, and that extends in length from the front building line to the rear building line. In the case of a lot having no street frontage or a lot of odd shape, any yard that is not a front yard or a rear yard shall be considered a side yard.

ZONING OFFICER

A Township official/employee responsible for zoning and subdivision and land development functions as set out by the Municipalities Planning Code, the Zoning Code and the Subdivision and Land Development Ordinance, and for administering and enforcing Township Code of Ordinances.

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MapLink™ | Definitions

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Township of Solebury, PA

MapLink™ | Definitions