Agricultural soils, productive–land available for agricultural purposes that contains soils with a Land Capability Classification of Class 1 of 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.gov/). 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 Ordinance, unless otherwise specified. They include, but are not limited to, the following:
A. Prime Agricultural Soils.
Manuscript Symbol | Soil Name |
Manuscript Symbol | Soil Name |
AlA | Alton gravelly loam, 0 to 3 percent slopes |
AlB | Alton gravelly loam, 3 to 8 percent slopes |
ArB | Arendtsville gravelly silt loam, 3 to 8 percent slopes |
BeA | Bedington channery silt loam, 0 to 3 percent slopes |
BeB | Bedington channery silt loam, 3 to 8 percent slopes |
BrB | Brecknock channery silt loam, 3 to 8 percent slopes |
BsA | Brownsburg silt loam, 0 to 3 percent slopes |
BsB | Brownsburg silt loam, 3 to 8 percent slopes |
CaB | Califon loam, 3 to 8 percent slopes |
CdA | Chester silt loam, 0 to 3 percent slopes |
CdB | Chester silt loam, 3 to 8 percent slopes |
CmB | Clarksburg silt loam, 3 to 8 percent slopes |
DaA | Delaware loam, 0 to 3 percent slopes |
DaB | Delaware loam, 3 to 8 percent slopes |
DfB | Duffield silt loam, 3 to 8 percent slopes |
DuA | Duncannon silt loam, 0 to 3 percent slopes |
DuB | Duncannon silt loam, 3 to 8 percent slopes |
EcB | Edgemont channery loam, 3 to 8 percent slopes |
FoA | Fountainville silt loam, 0 to 3 percent slopes |
FoB | Fountainville silt loam, 3 to 8 percent slopes |
GlB | Gladstone gravelly silt loam, 3 to 8 percent slopes |
GrA | Glenville silt loam, 0 to 3 percent slopes |
GrB | Glenville silt loam, 3 to 8 percent slopes |
LgA | Lansdale loam, 0 to 3 percent slopes |
LgB | Lansdale loam, 3 to 8 percent slopes |
LkA | Lawrenceville silt loam, 0 to 3 percent slopes |
LmA | Lehigh channery silt loam, 0 to 3 percent slopes |
LmB | Lehigh channery silt loam, 3 to 8 percent slopes |
Lt | Linden loam |
MaB | Manor loam, 3 to 8 percent slopes |
McA | Matapeake silt loam, 0 to 3 percent slopes |
McB | Matapeake silt loam, 3 to 8 percent slopes |
MdA | Mattapex silt loam, 0 to 3 percent slopes |
MlA | Mount lucas silt loam, 0 to 3 percent slopes |
MlB | Mount lucas silt loam, 3 to 8 percent slopes |
NbB | Neshaminy silt loam, 3 to 8 percent slopes |
PeA | Penn channery silt loam, 0 to 3 percent slopes |
PeB | Penn channery silt loam, 3 to 8 percent slopes |
PnB | Penn-Lansdale complex, 3 to 8 percent slopes |
RaA | Raritan silt loam, 0 to 3 percent slopes |
RaB | Raritan silt loam, 3 to 8 percent slopes |
ReA | Readington silt loam, 0 to 3 percent slopes |
Ro | Rowland silt loam |
WaB | Washington silt loam. 3 to 8 percent slopes |
B. Agricultural Soils of Statewide Importance. The following soil types shall be recognized and classified as Agricultural Soils of Statewide Importance:
Manuscript Symbol | Soil Name |
Manuscript Symbol | Soil Name |
AbA | Abbottstown silt loam, 0 to 3 percent slopes |
AbB | Abbottstown silt loam, 3 to 8 percent slopes |
AbC | Abbottstown silt loam, 8 to 15 percent slopes |
AmA | Amell silt loam, 0 to 3 percent slopes |
AmB | Amell silt loam, 3 to 8 percent slopes |
ArC | Arendtsville gravelly silt loam, 8 to 15 percent slopes |
BeC | Bedington channery silt loam, 8 to 15 percent slopes |
BrC | Brecknock channery silt loam, 8 to 15 percent slopes |
BsC | Brownsburg silt loam, 8 to 15 percent slopes |
BwB | Buckingham silt loam, 3 to 8 percent slopes |
CbA | Chalfont silt loam, 0 to 3 percent slopes |
CbB | Chalfont silt loam, 3 to 8 percent slopes |
CdC | Chester silt loam, 8 to 15 percent slopes |
CyB | Culleoka-weikert channery silt loam, 0 to 3 percent slopes |
CyC | Culleoka-weikert channery silt loam, 8 to 15 percent slopes |
DgC | Duffield-ryder silt loams, 8 to 15 percent slopes |
EcC | Edgmont channery loam, 8 to 15 percent slopes |
FoC | Fountainville silt loam, 8 to 15 percent slopes |
GlC | Gladstone gravelly silt loam, 8 to 15 percent slopes |
GlD | Gladstone gravelly silt loam, 15 to 25 percent slopes |
GnC | Glenelg channery silt loam, 8 to 15 percent slopes |
Ha | Hatboro silt loam (Farmland of statewide importance) |
KlB | Klinesville very channery silt loam, 3 to 8 percent slopes |
LgC | Lansdale loam, 8 to 15 percent slopes |
LgD | Lansdale loam, 15 to 25 percent slopes |
LkB | Lawrenceville silt loam, 3 to 8 percent slopes |
LmC | Lehigh channery silt loam, 8 to 15 percent slopes |
MaC | Manor loam, 8 to 15 percent slopes |
MlC | Mount lucas silt loam, 8 to 15 percent slopes |
NbC | Neshaminy silt loam, 8 to 15 percent slopes |
NkA | Nockamixon silt loam, 0 to 3 percent slopes |
NkB | Nockamixon silt loam, 3 to 8 percent slopes |
NkC | Nockamixon silt loam, 8 to 15 percent slopes |
PeC | Penn channery silt loam, 8 to 15 percent slopes |
PkB | Penn-klinesville channery silt loam, 3 to 8 percent slopes |
PkC | Penn-klinesville channery silt loam, 8 to 15 percent slopes |
PkD | Penn-klinesville channery silt loam, 15 to 25 percent slopes |
PnC | Penn-lansdale complex channery silt loam, 8 to 15 percent slopes |
RaC | Raritan silt loam, 8 to 15 percent slopes |
ReB | Readington silt loam, 3 to 8 percent slopes |
ReC | Readington silt loam, 8 to 15 percent slopes |
RlA | Reaville channery silt loam, 0 to 3 percent slopes |
RlB | Reaville channery silt loam, 3 to 8 percent slopes |
RlC | Reaville channery silt loam, 8 to 15 percent slopes |
StB | Steinsburg gravelly loam, 3 to 8 percent slopes |
StC | Steinsburg gravelly loam, 8 to 15 percent slopes |
WaC | Washington silt loam, 8 to 15 percent slopes |
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.
Alley–a right-of-way or service way which provides a secondary means of vehicular access to the side or rear of abutting properties. Frontage on such a right-of-way shall not be construed as satisfying the requirements of Township Ordinances relating to frontage on a street.
Alluvial soil–areas subject to periodic flooding as defined in the latest officially issued soil survey information by the U.S. Conservation and Natural Resources Service.
Applicant–a landowner, or developer, as hereinafter defined, who has filed an application for development including his heirs, successors and assigns.
Application for development–every application, whether tentative, preliminary, or final required to be filed and approved prior to start of construction or development including, but not limited to, an application for a building permit, for the approval of a subdivision plat or plan or for the approval of a development plan.
As-built plan–plans that are maintained during construction of the project and which document the actual locations of the site improvements. As-built plan must be prepared by a professional land surveyor or professional engineer licensed in the Commonwealth of Pennsylvania.
BCCD–Bucks County Conservation District.
BCHD–Bucks County Health Department.
BCPC–Bucks County Planning Commission.
Berm–an earth mound which physically blocks views without using architectural elements.
Block–an area of land divided into lots and bounded by three or more streets. Block length shall be measured along the centerline of a street between centerlines of intersecting streets.
BMP (best management practice)–activities, facilities, measures or procedures used to manage stormwater impacts from land development, to protect and maintain water quality and groundwater recharge, and to otherwise meet the purposes of this Ordinance, including, but not limited to, infiltration, filter strips, low impact design, bioretention, wet ponds, permeable paving, grassed swales, forested buffers, sand filters and detention basins.
Board of Supervisors–the Board of Supervisors of Springfield Township, Bucks County, PA.
Buffer yard or buffer–a landscaped strip of land required by the Zoning Ordinance that separates one use from another use or district, and is not occupied by any building, parking, outdoor storage or any use other than open space or approved pedestrian pathways.
Building–a structure having a roof which is used for the shelter or enclosure of persons, animals, or property. The word “building” shall include any part thereof.
Building, accessory–a subordinate building located on the same lot as a principal building and clearly incidental and subordinate to the principal building. A portion of a principal building devoted or intended to be devoted to an accessory use is not an accessory building.
Building, principal–a building in which is conducted, or is intended to be conducted, the principal use of the lot on which it is located.
Carbonate geologic formation–carbonate geologic formations consist of limestone and dolomite bedrock; specifically Allentown Dolomite and Leithsville formations.
Cartway–the hard or paved surface portion of any street, or that portion of a street customarily used by vehicles in the regular course of travel over the street.
Clear sight triangle–an area of unobstructed vision at street intersection defined by lines of sight between points at a given distance from the intersection of the street right-of-way lines.
Common open space–a parcel 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 a development, not including streets, off-street parking areas, and areas set aside for public facilities.
Community facilities–any use of land, buildings or structures publicly -owned or operated to serve the community in which it is located including civic and community centers, historical buildings, fire and police stations, museums, parks, schools, municipal buildings, libraries and indoor and outdoor recreational facilities. Such facilities also include utility uses, buildings or structures, and transportation uses including alleys, driveways, streets, parking areas, crosswalks, curbs, sidewalks, traffic lights, traffic signs, and any other use of land for the conveyance of pedestrians and/or vehicles.
Condominium–a condominium is an ownership arrangement. A condominium is a structure that has all of the following characteristics:
A. The unit, the interior and associated exterior areas designated for private use in the development plan, is owned by the occupant or his lessor.
B. The unit may be any type of permitted structure.
C. All or a portion of the exterior open space and any community interior spaces are owned and maintained in accordance with applicable State law regarding condominiums and in accordance with the provisions for open space, roads, or other development features in this Ordinance and the Zoning Ordinance.
Conservation District-Bucks County Conservation District.
Conservation easement-a legal agreement granted by a property owner that strictly limits the types and amounts of development that may take place on such property. Such easement shall restrict the original and all subsequent property owners, lessees and all other users of the land.
County–County of Bucks, Pennsylvania.
County Planning Commission–Bucks County Planning Commission.
Crosswalk–a designated area within a cartway for pedestrian crossing.
Cul-de-sac–a street intersecting another street at one end and terminating at the other in a vehicular turnaround.
Culvert–a pipe, conduit, or similar structure including appurtenant works which convey surface water under or through an embankment or fill, or under a roadway, railroad, driveway, pedestrian walk or public-way.
Density–the number of dwelling units per acre in a land development project. Density is regulated by the Township Zoning Ordinance.
Design professional–a professional engineer, architect, landscape architect or a land surveyor licensed in the Commonwealth of Pennsylvania.
Design standards–regulations adopted pursuant to this Ordinance or the Township Zoning Ordinance establishing minimum or maximum standards, a layout by which a subdivision and land development is developed or constraints on building design.
Design storm- the magnitude of precipitation from a storm event measured in probability of occurrence (e.g., 50-year storm) and duration (e.g., 24-hour), and used in the design and evaluation of stormwater management systems.
Detention basin–an impoundment designed to manage stormwater runoff by temporarily storing the runoff and releasing it at a predetermined rate.
Developer–any landowner, agent of such landowner, or tenant with the permission of such landowner, who makes or causes to be made a subdivision of land or a land development.
Development–any man-made change to improved or unimproved real estate including, but not limited to, the construction or placement of buildings or other structures, mobile homes, streets and other paving, utilities, mining, dredging, filling, grading, excavation, or drilling operations, and the subdivision of land.
Development plan–the provisions for development including a planned residential development, a plat of subdivision, all covenants relating to use, location and bulk of buildings and other structures, intensity of use or density of development, streets, ways and parking facilities, common open space and public facilities. The phrase “provisions of development plan” when used in this Ordinance shall mean the written and graphic materials referred to in this definition.
Development site–the specific tract of land for which a regulated activity is proposed.
Drainage easement–a right granted by a landowner to a grantee allowing the use of private land for stormwater management purposes.
Drainage facility–any ditch, gutter, culvert, basin, storm sewer, infiltration facility, or other structure designed, intended or constructed for the purpose of conveying, diverting or controlling surface water or groundwater.
Driveway–a private vehicular passageway providing access between a street and a private parking area or private garage.
Driveway, shared–a private vehicular passageway providing access between a street and private parking area or garage serving four or less dwellings. Shared driveways may cross through lots provided access easements are established. Lot frontage on such easements shall not be construed as meeting requirements of Township Ordinances relating to frontage on a street.
Dwelling–a structure containing one or more dwelling units.
Dwelling unit–a single habitable living unit that shall be occupied by only one “family.” (Refer to definition of “family” contained in the Springfield Township Zoning Ordinance). Each dwelling unit shall have: (A) its own toilet, bath or shower, sink, sleeping and cooking facilities, and (B) separate access to the outside or to a common hallway or balcony that connects to outside access at ground level.
Easement–a grant by the owner of the property, for the specified use of a parcel of land.
Engineer–a professional engineer licensed in the Commonwealth of Pennsylvania.
Erosion–the process by which the surface of the land, including channels, is worn away by water, wind, or chemical action.
Erosion and Sediment Pollution Control Plan–a site-specific plan, identifying the BMPs to minimize accelerated erosion and sedimentation, pursuant to 25 Pa.Code, Chapter 102.
Exceptional Value Waters–surface waters of high quality which satisfy Pa.Code Title 25 Environmental Protection, Chapter 93, Water Quality Standards, § 93.4b(b), as amended (relating to anti-degradation). Cooks Creek Watershed is designed as an Exceptional Value Cold Water Fishery.
Excavation–any act by which earth, sand, gravel, rock, or any other similar material is dug into, cut, quarried, uncovered, removed, displaced, relocated, or bulldozed; and shall include the conditions resulting therefrom.
Family–one or more individuals related by blood, marriage or adoption, including persons receiving formal foster care, or up to four unrelated individuals who maintain a common household and live within one dwelling unit with a common cooking facility.
Fill–
A. Any act by which earth, sand, gravel, rock, or any other material is placed, pushed, dumped, pulled, transported or moved to a new location above the natural surface of the ground, or on top of a stripped surface; and shall include the conditions resulting therefrom.
B. The difference in elevation between a point on the original ground and a designated point of higher elevation on the final ground elevation.
C. The material used to fill.
Financial security–any approved security which may be in lieu of a requirement that certain improvements be installed before the Board of Supervisors approves a final subdivision or land development plan, including irrevocable letter of credit, escrow agreements, and other similar collateral or surety agreements.
Flood–a temporary condition of partial or complete inundation of normally dry land areas from the overflow of streams, rivers, and other waters of this Commonwealth.
Floodplain–any areas of Springfield Township, classified as special flood hazard areas (SFHAs) in the Flood Insurance Study (FIS) and the accompanying Flood Insurance Rate Maps (FIRMs) dated March 16, 2015, and issued by the Federal Emergency Management Agency (FEMA) or the most recent revision thereof, including all digital data developed as part of the Flood Insurance Study.
For areas abutting streams and watercourses where the 100-year floodplain (1 percent annual chance flood) has not been delineated by the Flood Insurance Study, a study prepared by a registered professional engineer expert in the preparation of hydrologic and hydraulic studies shall be used to delineate the 100-year floodplain.
(Ord. 178, passed 2-24-2015)
Floodplain area (general)–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 the unusual and rapid accumulation of surface waters from any source.
(Ord. 178, passed 2-24-2015)
Forest or woodlands–areas, groves, or stands of mature or largely mature trees (i.e., greater than 6 inches caliper, except for dogwoods which shall be considered mature when the caliper is 2 inches or more) covering an area greater than ¼ acre; or groves of mature trees (greater than 10 inches caliper) consisting of more than 10 trees; or any lot which has more than one viable tree of a caliper of 6 inches or greater per 1,500 square feet of lot area, and the associated intermediate layers in these areas including the understory shrubs and smaller trees, the ground layer of herbaceous plants, and the forest floor. Forest or woodlands are intended to encompass the entire woodland ecology and its importance in providing significant wildlife habitat, moderating climatic extremes, enhancement of scenic values, decreasing and runoff, stabilizing soils, and acting as a buffer.
Governing body–Board of Supervisors of Springfield Township, Bucks County, Pennsylvania.
Grade–slope of a street, other public way, land area, drainage facility or pipe specified in percent.
Grading and drainage plan–a plan showing all existing ground features and proposed grading, including existing and proposed surface and subsurface drainage facilities, described by grades, contours, and topography.
High quality waters–surface waters having quality which exceeds levels necessary to support propagation of fish, shellfish, and wildlife and recreation in and on the water by satisfying Pa.Code Title 25 Environmental Protection, Chapter 93, Water Quality Standards, § 93.4b(a), as amended.
Impervious surface–impervious surfaces are those surfaces which do not absorb precipitation and surface water. All buildings, parking areas (not designed as a BMP to infiltrate stormwater), driveways, roads, sidewalks and any areas in concrete, asphalt, packed stone, compacted soils, or other equivalent surfaces shall be considered impervious surfaces within this definition.
(Ord. 175, passed 1-5-2015)
Improvement construction documents–include, but are not limited to, approved design plans, Traffic Study, Stormwater Management Study, Floodplain Study, Wetland Studies, Erosion and Sedimentation Pollution Control Narrative, Geological Studies for Water Supply, Sewage Facilities Alternatives Study, etc. Studies requiring engineering calculations shall be prepared, signed, and sealed by a licensed Professional Engineer when deemed necessary by the Township.
Improvements–those physical additions, installations, and changes required to render land suitable for the use intended including, but not limited to, grading, paving, curbing, street lights and signs, fire hydrants, water mains, electric service, gas service, sanitary sewers, storm drains, sidewalks, crosswalks, driveways, culverts, and street shade trees.
Lake and pond riparian buffer–a type of riparian buffer protecting the area surrounding the shoreline of a lake or pond.
Land development–any of the following activities:
A. The improvement of one or two or more contiguous lots, tracts or parcels of land for any purpose involving:
(1) A group of two or more residential or nonresidential buildings, whether proposed initially or cumulatively, or a single nonresidential building on a lot or lots regardless of the number of occupants or tenure.
(2) The division or allocation of land or space, whether initially or cumulatively, between or among two or more existing or prospective occupants by means of or for the purpose of streets, common areas, leaseholds, condominiums, building groups or other features.
B. A subdivision of land.
C. “Land development” does not include development which involves:
(1) The conversion of an existing single-family detached dwelling or single-family semi-detached dwelling into not more than three residential units, unless such units are intended to be a condominium.
(2) The addition of a residential accessory building, including farm building, on a lot or lots subordinate to an existing principal building.
(3) The addition or conversion of buildings or rides within the confines of an enterprise which would be considered an amusement park. For the purposes of this subsection, an amusement park is defined as a tract or area used principally as a location for permanent amusement structures or rides. This exclusion shall not apply to newly acquired acreage by an amusement park until initial plans for the expanded area have been approved by the proper authorities.
Lot–a parcel of land used or set aside and available for use as the site of one or more buildings and any buildings accessory thereto, or for any other purpose, in one ownership and not divided by a street, nor including any land within the ultimate right-of-way of a public or private street upon which said lot abuts, even if the ownership to such right-of-way is the owner of the lot. In the case where an existing deeded parcel of land is divided into two or more tracts by public street; for the purposes of this Ordinance, each tract shall be considered a separate lot.
Lot, corner–a lot which has an interior angle of less than 135 degrees at the intersection of two street lines. A lot abutting upon a curved street or streets shall be considered a corner lot if the tangent to the curve at the points beginning within the lot or at the points of intersection of the side lot lines with the street lines intersects at an angle of less than 135 degrees.
Lot, depth–the mean distance from the ultimate right-of-way line of the lot to its opposite rear line measured in a direction parallel to the side lines of the lot. Lot depth for triangular lots shall be the mean distance from the street line to the point of intersection of the side yards. Lot depth for flag (lane) lots shall be measured from the point where the lot first meets the minimum lot width to the rear property line.
Lot, flag (or lane)–a lot which does not have the required frontage on a street but which gains access to a street by means of a strip of land connecting the lot to the street.
Lot, interior–a lot other than a corner lot or reverse frontage lot.
Lot, nonconforming–a lot, the area or dimension of, which was lawful prior to the adoption or amendment of the relevant Zoning Ordinance, but which fails to conform to the requirements of the zoning district under the current Zoning Ordinance.
Lot of record–a lot which has been recorded in the Office of the Recorder of Deeds.
Lot, reverse frontage–a lot which abuts upon at least two streets that is not a corner lot.
Lot, triangular–a lot having three lot lines, but which does not qualify as a corner lot.
Lot, width–the distance measured between the side lot lines at the required minimum building setback line. In a case where there is only one side lot line, lot width shall be measured between such side lot line and the opposite rear lot line or street line. The minimum lot width is the lot width required by the Zoning Ordinance for the particular zoning district in which the lot is located.
(Ord. 175, passed 1-5-2015)
Maintenance guarantee–any financial security which may be accepted by the Township for the maintenance of any improvements required by this Ordinance.
Mobile or manufactured home–a transportable, single-family dwelling intended for permanent occupancy, contained in one unit, or in two 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 is may be used without a permanent foundation. For the purposes of this Ordinance, travel trailers are not considered as mobile homes.
Modular home–a dwelling unit erected on a foundation and made of one or more sections built in a factory. The completed unit shall meet all applicable building codes in effect.
Mobile or manufactured home lot–a parcel of land in a mobile home park, improved with the necessary utility connections and other appurtenances necessary for the erections thereon of a single mobile or manufactured home.
Mobile or manufactured home park–a parcel or contiguous parcels of land which has been so designated and improved that it contains two or more mobile home lots for the placement thereon of mobile or manufactured homes.
Municipal authority–a body politic and corporate created pursuant to the Act of May 2, 1945 (P.L. 382, No. 164), known as the “Municipalities Authority Act of 1945.”
Municipal Engineer–a professional engineer licensed as such in the Commonwealth of Pennsylvania and appointed by the Township pursuant to Article V of the Second Class Township Code.
Municipal Separate Storm Sewer System (MS4)–a system of conveyances owned by a State, city, town, or other public entity that include catch basins, curbs, gutters, ditches, manmade channels, pipes, tunnels, or storm drains that discharge into waters of the United States.
Municipality–Springfield Township, Bucks County, Pennsylvania.
Municipalities Planning Code–Act of Assembly of July 31, 1968, P.L. 805, as amended, being 53 P.S. §§ 10101 et seq.
NRCS–Natural Resource Conservation Service (previously SCS).
One hundred-year flood–a flood that, on the average, is likely to occur once every 100-years (i.e., that has 1 percent chance of occurring each year, although the flood may occur in any year).
Open space–any parcel or area of land or water unimproved and set aside, dedicated, or reserved for resource protection, public enjoyment, or for the use and enjoyment of owners and occupants of land adjoining or neighboring such open space. Open space shall not include land occupied by non-recreational structures, roads, street right-of-way, rights-of-way for above-ground electric transmission facilities, parking lots, land reserved for future parking, any area which is required by this Ordinance for minimum lot areas, minimum yards, minimum setbacks, building separations, or stormwater facilities, or any other land precluded from being counted as open space in accordance with the terms of this Ordinance. For the purpose of this Ordinance, permanently preserved land is not open space.
PennDOT–Pennsylvania Department of Transportation.
Permanently preserved land–a parcel or tract of land that is subject to a recorded conservation easement, in perpetuity, in a manner acceptable to the Township.
Person–an individual, partnership, public or private association or corporation, firm, trust, estate, municipality, governmental unit, public utility or any other legal entity whatsoever which is recognized by law as the subject of rights and duties.
Plan, final–a complete and exact plan prepared by a licensed engineer or surveyor, prepared for official recording, showing right-of-way lines, easements, lot dimensions with bearings, lot numbers, and any other relevant information pertaining to the street and lot subdivision or land development. The final plan shall include improvement construction documents prepared by a licensed engineer where applicable.
Plan, preliminary–a plan prepared by a licensed engineer and/or surveyor showing the existing features of a tract and its surroundings and proposed street and lot layout within and adjacent to the subdivision or land development, as a basis for consideration prior to preparation of a final plan. Preliminary plan shall include improvement construction documents prepared by a licensed engineer (where applicable).
Plan, sketch–an informal plan indicating salient existing features of a tract and it surroundings and a general layout of the proposed subdivision or land development, to be used as the basis of informal discussions between representatives of the Township and the subdivider or land developer.
Planning Commission–Springfield Township Planning Commission.
Plat–a map or plan of subdivision or land development whether sketch, preliminary or final.
Public facilities–any parks, playgrounds, trails, paths or other recreational areas; any water or sewer collection, transportation or treatment facilities; all street, sidewalk, curb or other roadway facilities to be dedicated; and any drainage or utility easement areas to be dedicated to the Township. Any public improvements required by Ordinance or otherwise to be constructed and dedicated to the Township.
Public hearing–a formal meeting held pursuant to public notice by the Board of Supervisors or Planning Commission of the Township, intended to inform and obtain public comment, prior to taking action in accordance with this Ordinance.
Public meeting–a forum held pursuant to notice under the Act of July 3, 1986, (P.L. 388, No. 84), known as the “Sunshine Act,” 65 Pa.C.S.A. §§ 701 et seq.
Public notice–notice published once each week for 2 successive weeks in a newspaper of general circulation in Springfield 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 not be more than 30 days and the second publication shall not be less than 7 days from the date of the hearing.
Recreation facilities–the following definitions apply to the recreation facilities required by § 525 of this Ordinance:
Basketball court–a complete basketball facility including paved, standard-sized court area, with posts, backboards, and baskets at both ends of the court.
Playfield–a common area within a subdivision or land development for neighborhood residents to use for informal, active recreation purposes such a ball games and other activities requiring a large lawn area, away from homes or other buildings for their proper conduct.
Playground–a confined, developed neighborhood play area with age appropriate equipment for children of school age or younger.
Swimming pool–a complete swimming facility including the pool, surrounding paved deck, lawn area, lifeguard and bathroom facilities, and appropriate mechanical equipment, enclosed by a fence.
Tennis court–a complete tennis facility including paved, standard-sized court area, posts, net and fencing around its perimeter.
Tot lot–a confined, developed, neighborhood play area primarily for use by preschool children under the supervision of parents or guardian.
Recreation land–common open space that is designated, available, and suitable for recreational purposes, and which does not include or utilize any areas of greater than 15 percent slopes, any wetlands or any 100-year floodplain in order to count toward the minimum amount of recreational land.
Reserve strip–a narrow parcel of ground having inadequate area for building purposes separating a street or a proposed street from other adjacent properties.
Re-subdivision–any subdivision or transfer of land, laid out on a plan which has been approved by the Board of Supervisors which changes or proposes to change property lines and/or public rights-of-way not in strict accordance with the previously approved subdivision plan.
Retention basin–a basin designed to retain and/or infiltrate stormwater runoff so that a permanent pool is established.
Resource protection land–land which is categorized as resource protection land under Article 5 of the Zoning Ordinance and which is intended to primarily preserve natural features and sensitive land areas, including, but not limited to, wetlands, floodplains, stream valleys, prime agricultural land, steep slopes, and woodlands.
Right-of-way–a strip of land occupied or intended to be occupied by a street, alley, crosswalk, sanitary or storm sewer, stream, drainage ditch, or for another public or special use. The term “right-of-way” for land plotting purposes in the Township shall mean that every right-of-way hereafter established or shown on a final record plan is to be separate and distinct from lots or parcels adjoining such right-of-way, and not included within the dimensions of such lots or parcels.
Right-of-way-future or ultimate–the right-of-way width required for the expansion of existing streets to accommodate anticipated future traffic loads; or a right-of-way established to provide future access to or through undeveloped land.
Riparian buffer–see “watercourse riparian buffer,” “lake and pond riparian buffer” or “wetland riparian buffer.”
Riparian corridor–a vegetated ecosystem along a waterbody that serves to buffer the waterbody from the effects of runoff by providing water quality filtering, bank stability, recharge, rate attenuation and volume reduction, and shading of the waterbody by vegetation. Riparian corridors also provide wildlife habitat and may include streambanks, wetlands, floodplains, and transitional areas.
Runoff–any part of precipitation that flows over the land surface.
Sediment–soils or other materials transported by surface water as a product of erosion.
Sedimentation–the process by which mineral or organic matter is accumulated or deposited by the movement of water.
Select earth backfill–earth backfill material free of organics and other objectionable material being a well graded mixture of rock and soil with no particle size greater than 8 inches.
Select backfill–crushed stone backfill graded in accordance with PennDOT Form 408.
Setback (building setback line)–the minimum distance that a building must be held back from an adjacent lot line, depending on the applicable zoning district, or the minimum distance from the ultimate right-of-way, depending on the applicable street, road or highway.
Sewage facilities–a system of sewage collection, conveyance, treatment and disposal that will prevent the discharge of untreated or inadequately treated sewage or other waste into waters of the Commonwealth or otherwise provide for the safe and sanitary treatment and disposal of sewage or other waste.
Central sewage service–service by a community sewage system or a community on-lot sewage system.
Community on-lot sewage system–a system of piping, tanks, or other facilities serving two or more lots and collecting, treating, and disposing of domestic sewage into a soil absorption area or retaining tank located on one or more of the lots.
Community sewage system–a sewage facility, whether publicly or privately owned, for the collection of sewage from two or more lots, or two or more equivalent dwelling units and the treatment or disposal, or both, of the sewage on one or more of the lots or at another site, and which does not meet the definition of a community on-lot sewage system.
Individual sewage system–a system of piping, tanks, or other facilities serving a single lot and collecting and disposing of sewage in whole or in part into the soil or into Waters of the Commonwealth or by means of conveyance to another site for final disposal. The term includes:
Individual on-lot sewage system–an individual sewage system which uses a system of piping, tanks, or other facilities for collecting, treating, and disposing of sewage into a soil absorption area or spray field or by retention in a retaining tank, all facilities located on-lot.
Individual sewage system–a system that uses a method of sewage collection, conveyance, treatment, and disposal other than renovation in a soil absorption area, or retention in a retaining tank.
On-lot sewage service–service of a lot by an individual sewage system.
Public sewage service–service by a community sewage system that is owned or operated by a municipality or municipal authority.
Sight distance–includes safe sight distance, safe stopping site distance, passing sight distance, and decision site distance as defined and regulated by Pa.Code Title 67, Chapter 441 and PennDOT Design Manual, Part 2, Publication 13. Sight distance for intersection of streets, alleys, and driveways shall be measured (unobstructed) from a point 10 feet back from edge of pavement at a height of 3.5 feet above the pavement surface to another point 6 inches above the pavement surface.
Site–the site shall be defined as a parcel or parcels of land intended to have one or more buildings or intended to be subdivided into one or more lots or developed by a land development.
Slope–the face of an embankment of or cut section; any ground whose surface makes an angle with the plane of the horizon. Slopes are expressed in a percentage based upon vertical difference in feet per 100 feet of horizontal distance.
Soil, percolation test–a field test conducted to determine the absorption capacity of soil to a specified depth in a given location for the purpose of determining suitability of soil for on-site sewage disposal.
Stormwater management facility–any structure, natural or man-made, that, due to its condition, design or construction, conveys, stores, or otherwise affects stormwater runoff. Typical stormwater management facilities include, but are limited to, detention and retention basins, open channels, storm sewers, pipes, infiltration structures, and other BMPs.
Stream–rivers, creeks, springs, and other perennial or intermittent watercourses containing water at least on a seasonal basis during an average water year. The term “stream” shall include all “intermittent streams” and “perennial streams.”
Springs or seeps–the point where groundwater discharges to become surface water.
Stream, ephemeral–a reach of naturally occurring stream that flows only during and for short periods following precipitation, and flows in low areas that may or may not be a well defined channel. Ephemeral streams protected by this Ordinance naturally connect to a perennial or intermittent stream, or other water body such as a pond, lake, or wetland. Ephemeral stream beds are located above the water table year-round. Ground water is not a source of water for the stream. Ephemeral streams typically have little or no aquatic community.
Stream, headwater–the beginning reach of a stream, which collects water from springs and seeps and provides a hydrologic connection to a perennial stream. These channels may be ill defined and may move from year to year depending upon groundwater input, snowmelt, and runoff, but are typified by hydric soils and hydric vegetation. For the purposes of this Ordinance, headwater streams and the springs and seeps that feed them receive the same protection as intermittent streams.
Stream, intermittent–a reach of stream that flows only during wet periods of the year and flows in a continuous well-defined channel. During dry periods, especially in summer months, intermittent streams may only have a trickle of visible flow, but there is subsurface flow. This condition is usually caused by seasonal changes in groundwater table or periods of drought. The aquatic community has low diversity, and/or a dominance of forms with relatively short aquatic stages, and/or absence of predators or multiple life stages.
Stream, perennial or watercourse, perennial–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 manmade stream disturbances, of supporting a benthic macroinvertebrate community with relatively long aquatic life stages and/or the presence of multiple life stages, and/or the presence of rooted aquatic plants.
Street, road or highway–includes street, avenue, boulevard, road, highway, freeway, parkway, lane, viaduct, alley, or any other ways used or intended to be used by vehicular traffic or pedestrians whether public or private which are identified on the legally adopted Township street or highway plan or the official map together with all necessary appurtenances, including bridges, rights-of-way and traffic control improvements. The term shall not include the interstate highway system.
A. Arterial streets are those serving large volumes of comparatively high speed and long-distance traffic, and include facilities classified as main and secondary highways by the Pennsylvania Department of Transportation.
B. Collector streets are streets designed to provide the link between arterial highways and primary streets. Collectors are designed to carry moderate volumes of traffic at uninterrupted flow.
C. Primary streets are designed to provide the link between collectors and local access streets, residential neighbor hoods, and nonresidential areas.
D. Local access streets are those used primarily to provide access to abutting properties.
E. Marginal access streets are minor streets, parallel and adjacent to arterial streets, providing access to abutting properties and control of intersections with the arterial street.
F. Cul-de-sac is a minor street intersecting another street at one end and terminated at the other by a vehicular turnaround.
Street, new residential–a local access street constructed to provide access to residential building lots.
Street, new nonresidential–any new street that is not a new residential street.
Structure–a combination of materials assembled, constructed, or erected at a fixed location, the use of which requires location on the ground or attachment to something having location on the ground.
Subdivision–as defined in the Pennsylvania Municipalities Planning Code being 53 P.S. §§ 10101 et seq, Act of July 31, 1968, P.L. 805, No. 247, as amended.
Subdivision, lot line adjustment–a lot line adjustment subdivision involves relocation of one or more existing boundary line(s) between two adjacent lots, or the shifting of boundary lines to increase the area of an existing lot; provided however that the lot line adjustment subdivision results in the same or fewer number of lots than existed prior to the lot line adjustment subdivisions.
Subdivision, major–any subdivision not classified as a minor subdivision.
Subdivision, minor–the first division or redivision of a lot, tract, or parcel of land existing on the date of adoption of Ord. 12, on March 16, 1971, by any means into not more than two lots.
Substantially completed–where in the judgment of the Township Engineer, at least 90 percent (based on the cost of the required improvements for which financial security was posted pursuant to the requirements of this Ordinance) of those improvements required as a condition for final approval have been completed in accordance with the approved plan, so that the project will be able to be used, occupied or operated for its intended use.
Surveyor–a licensed surveyor registered by the Commonwealth of Pennsylvania.
Swale–a low-lying stretch of land which gathers or carries surface water runoff.
Topsoil–surface soils and subsurface soils which normally are fertile soils and soil material, ordinarily rich in organic matter or humus debris. Topsoil is usually found in the uppermost soil layer called the A Horizon.
Undeveloped land–any lot, tract or parcel of land which has not been graded or in any other manner improved.
Utilities–those services customarily rendered by public utility corporations, municipalities, or municipal authorities, in the nature of electricity, gas, telephone, water and sewage, including the appurtenances used in connection with the supplying of such services such as buildings, wires, pipes, poles, and the like.
Water facility–any water works, water supply works, water distribution system or part thereof, designed, intended or constructed to provide or distribute potable water.
Water supply, centralized–a system for supplying and distributing potable water from a common source to two or more dwellings, lots, and/or principle use nonresidential buildings, generally serving a single land development, subdivision, or neighborhood, and generally operated by a governmental agency, governmental authority, public utility company, developer, homeowner’s association, or other similar legal entity.
Water supply, on-lot–a system for supplying and distributing water to a single dwelling or other building from a source located on the same lot.
Water survey–an inventory of the source, quantity, yield and use of groundwater and surface-water resources within Springfield Township.
Watercourse–refer to “stream.”
Watercourse riparian buffer–an area of land along a stream, river, creek or other body of moving water regulated to protect the waterbody from impacts to water quality, quantity or wildlife habitat caused by human activity and to provide services related to stormwater control and to lessen impacts from flooding. Included in the watercourse riparian buffer are the following:
Minimal disturbance zone–an area of land measured 60 feet from the end of a no disturbance zone on a perennial or intermittent stream, or measured 10 feet from the centerline of an ephemeral stream, that is protected from development or other disturbances which may impact the ability of the stream to provide habitat, water quality protection, infiltration and stormwater absorption.
No disturbance zone–an area of land measured 40 feet from the bank of a perennial or intermittent stream that is protected from development or other disturbances which may impact the ability of the stream to provide habitat, water quality protection, infiltration and stormwater absorption.
Water quality requirements–as defined under State regulations protection of designated and existing uses (Refer 25 Pa.Code, Chapters 93 and 96):
A. Each stream segment in Pennsylvania has a “designated use,” such as “cold water fishery” or “potable water supply,” which are listed in Chapter 93. These uses must be protected and maintained, under State regulations.
B. “Existing uses” are those attained as of November, 1975, regardless whether they have been designated in 25 Pa.Code, Chapter 93. Land development must be designed to protect and maintain existing uses and maintain the level of water quality necessary to protect those uses in all streams, and to protect and maintain water quality in special protection streams.
C. Water quality involves the chemical, biological, and physical characteristics of surface water bodies. After land development, these characteristics can be impacted by addition of pollutants such as sediment, and changes in habitat through increased flow volumes and/or rates. Therefore, discharge to surface waters must be designed and managed to protect the streambank, streambed, and structural integrity of the waterway, to prevent these impacts.
Watershed–region or area bounded peripherally by water parting and draining to a particular watercourse or body of water.
Waters of the Commonwealth–any and all rivers, streams, creeks, rivulets, impoundments, ditches, watercourses, storm sewers, lakes, dammed water, wetlands, ponds, springs, and all other bodies or channels of conveyance of surface and underground water, or parts thereof, whether natural or artificial, within or on the boundaries of this Commonwealth.
Wetland riparian buffer–an area of land surrounding a wetland, designed to protect the wetland from impacts to water quality, quantity or wildlife habitat caused by human activity. Wetland riparian buffers contain a minimal disturbance zone as defined under watercourse riparian buffer.
Wetlands–areas that are defined as wetlands under Federal or State regulations, whichever are more restrictive. Wetlands are those areas that are inundated or saturated by surface or groundwater at a frequency and duration sufficient to support, and under normal conditions do support, a prevalence of vegetation typically adapted for life in saturated soil conditions. The term “wetlands” shall mean any area meeting the definition of a “wetland” under regulations of PADEP or the US Army Corps of Engineers, whichever is more inclusive.
Wetlands delineation–the process by which wetland limits are determined. Wetlands must be delineated by a qualified specialist according to the 1987 Federal Manuals (as amended) for the Delineation of Jurisdictional Wetlands (whichever is greater) or according to any subsequent Federal or State regulation. Qualified specialist shall include those persons being Certified Professional Soil Scientists as registered with Registry of Certified Professionals in Agronomy Crops and Soils (ARCPACS); or as contained on consultant’s list of Pennsylvania Association of Professional Soil Scientists (PAPSS); or as registered with National Society of Consulting Soil Scientists (NSCSS), or as certified by State and/or Federal certification programs; or by a qualified Biologist/Ecologist.
(Ord. 163, passed 2-28-2012, § 202; Ord. 175, passed 1-5-2015, §§ 01, 02; Ord. 178, passed 2-24-2015, Art. I; Ord. 191, passed 1-8-2019)