Accessory building–see the definition of “building, accessory.”
Accessory structure–a structure serving a purpose customarily incidental to and subordinate to the use of the principal use and located on the same lot as the principal use.
Accessory structures include, but are not limited to, a household garage, household storage shed, detached carport, a household swimming pool, or an accessory storage building to a business use. An “accessory building” is any accessory structure that meets the definition of a “building.” A portion of a principal building used for an accessory use shall not be considered an accessory building.
Accessory use–a use customarily incidental and subordinate to the principal use or building and located on the same lot with such principal use.
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 similar activities).
(Ord. 176, passed 1-5-2014)
Adult entertainment–the definitions under Use E-1 in § 404.E(1) shall apply.
Agriculture–a principal use involving the cultivating of soil, the raising and keeping of livestock and poultry and the harvesting of the products of the soil, including horticulture.
Agricultural soils, productive–productive agricultural soils shall mean those soils recognized and classified as either prime agricultural soils or agricultural soils of Statewide importance according to the United States Department of Agriculture, Natural Resources Conservation Service, Soils Survey, Bucks County, 2002. They consist of the following:
Prime Agricultural Soils
| |
Manuscript Symbol | Soil Name |
Prime Agricultural Soils
| |
Manuscript Symbol | Soil Name |
AIA | Alton gravelly loam, 0 to 3 percent slopes |
AIB | 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 |
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 |
GIB | 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 |
MIA | Mount lucas silt loam, 0 to 3 percent slopes |
MIB | 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 |
Agricultural Soils of Statewide Importance | |
Manuscript Symbol | Soil Name |
Agricultural Soils of Statewide Importance | |
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 loam, 8 to 15 percent slopes |
EcC | Edgmont channery loam, 8 to 15 percent slopes |
FoC | Fountainville silt loam, 8 to 15 percent slopes |
GIC | Gladstone gravelly silt loam, 8 to 15 percent slopes |
GID | 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) |
KIB | 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 | Leigh channery silt loam, 8 to 15 percent slopes |
MaC | Manor loam, 8 to 15 percent slopes |
MIC | 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 |
RIA | Reaville channery silt loam, 0 to 3 percent slopes |
RIB | Reaville channery silt loam, 3 to 8 percent slopes |
RIC | 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.
Alteration–as applied to a building or structure, a change or rearrangement in the structural parts, or an enlargement or diminution, whether by extending on a side or by increasing in height, or the moving from one location or position to another.
Alluvial soil–areas subject to periodic flooding as defined in latest officially issued soil survey information by the U.S. Conservation and Natural Resources Service.
Animal equivalent units (AEUs)–the definition and method of calculation in State Nutrient Management Regulations shall apply, except that under this Ordinance, AEUs are based upon acreage of a lot or adjacent lots in common ownership, and not acreage that is available for disposal of wastes. (Note: Animal equivalent units are based upon live weight per acre of livestock or poultry, calculated on an annualized basis. An animal equivalent unit (AEU) is 1,000 pounds live weight of livestock or poultry animals, regardless of the actual number of individual animals comprising the unit.)
Animal feeding operation (AFO)–a lot or facility where livestock are stabled or confined and fed or maintained for a total of 45 days or more in any 12-month period, and where crops, vegetation, forage growth, or post-harvest residues are not sustained in the normal growing season over any portion of the lot or facility.
Annular space–the space between two cylindrical objects, one of which surrounds the other, such as the space between a drill hole and a casing pipe.
(Ord. 203, passed 2-28-2023)
Antenna–a device used to collect or transmit telecommunications or electromagnetic signals. Examples are: panels, microwave dishes, and single pole known as whips.
Aquifer–a geologic formation, group of formations, or part of a formation that contains sufficient saturated permeable material to yield significant quantities of water to wells and springs. ASTM. American Society for Testing and Materials.
(Ord. 203, passed 2-28-2023)
Area–
Building area–the total of areas taken on a horizontal plane at the main grade level of the principal building and all accessory buildings exclusive of uncovered porches, terraces, and steps.
Floor area–the sum of the areas of the several floors of the building or structure, including areas used for human-occupancy or required for the conduct of the business or use and basements, attics, and penthouses, as measured from the exterior faces of the walls. It does not include cellars, unenclosed porches, attics not used for human occupancy, nor any floor space in the accessory building not in the main building intended or designed to meet the parking requirements of this Ordinance, nor any such floor space intended and designed for accessory heating and ventilating equipment.
Assisted Living or Personal Care–A use in which food, shelter and personal assistance or supervision are provided for a period exceeding 24 hours, for four or more adults who are not relatives of the operator, who do not require the services in or of a licensed skilled nursing care facility, but who do require assistance or supervision in activities of daily living or instrumental activities of daily living.
Bank or streambank–the sides of a watercourse channel that contains or may contain water under some conditions.
(Ord. 156, passed 4-27-2010)
Basal area–the cross sectional area of the stem of a tree measured 4½ feet above grade (dbh).
(Ord. 149, passed 4-29-2008)
Basal area per acre–the sum of each tree’s basal area in a woodland divided by the number of acres within the woodland.
(Ord. 149, passed 4-29-2008)
Base site area–the total area of a lot or tract of land minus the area devoted to ultimate right-of-way or restrictive easements and minus the area cut from the parcel by streets or other parcels and minus the area covered by previous subdivisions, as calculated under Article 5.
Basement–a story partly underground, but having one-half or more of its height (measured from floor to ceiling) above the average level of the adjoining ground. A basement shall be counted as a story for the purpose of height measurement and determining square footage, only if the vertical distance between the ceiling and the average level of the adjoining ground is more than 4 feet, or if used for business or dwelling purposes.
Boring/borehole–a penetration of soil and/or rock that is augured drilled, cored, bored, washed, driven, dug, jetted, or otherwise constructed which is generally cylindrical in shape and whose diameter is generally smaller than its depth of penetration.
(Ord. 203, passed 2-28-2023)
Buffer yard or buffer–a landscaped strip of land that (A) separates one use from another use or district, and (B) 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 that 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.
Building coverage–that percentage of the lot area covered by the building area (the aggregate of the maximum horizontal cross-section areas of all buildings on a lot including accessory structures, above the ground level, measured at the greatest outside dimensions).
Building Envelope–The maximum three-dimensional space on a lot within which a structure can be built, as permitted by applicable height, building setback, and yard requirements.
Building height–the vertical distance measured from the elevation of the proposed finished grade to the highest point of the roof, measured along the front of the building. However, for a peaked or pitched roof, the maximum height may be measured to the mean height between the base of the roof and the top of the roof, provided that the roof area above the maximum building height is not inhabited by persons. See also exceptions in § 501.8.
Building setback line–the rear line of the minimum front yards, as herein designated for each use and district, measured at a distance equal to and no greater than the minimum front yard setback from the ultimate right-of-way line.
Building spacing–the minimum distance between buildings. The minimum building spacing shall be measured from the outermost wall or projection, excluding bay windows, chimneys, flues, columns, ornamental features, cornices and gutters.
Candela–the SI unit of luminous intensity. One candela (cd) is one lumen per steradian (1 lm/sr). 1 candela = 1 candlepower (cp; the English system measure of luminous intensity).
(Ord. 170, passed 6-24-2014)
Carbonate geologic formation–carbonate geologic formations consist of limestone and dolomite bedrock; specifically Allentown Dolomite and Leithsville formation.
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.
Casing–an impervious durable pipe placed in a well to prevent the walls from caving and to seal off surface drainage or undesirable water, gas, or other fluids and prevent their entering the well.
(Ord. 203, passed 2-28-2023)
Cavern–a subterranean cavity or cave.
Cellar–a story partly underground and having more than one-half of its height (measured from floor to ceiling) below the average level of the adjoining ground. A cellar shall not be considered in determining the permissible number of stories or square footage.
Closed depression–remnants of sinkholes that have partially filled with soil by erosion and settlement of the sinkhole walls, generally found in areas of carbonate geologic formations.
Closed-loop geothermal system–a type of geothermal heating and/or cooling system that utilizes a pressurized heat exchanger consisting of pia circulating pump, and a water-source heat pump in which the heat transfer fluid is not exposed to the atmosphere. The heat transfer fluid is potable or beneficial reuse water and may have approved antifreeze added.
(Ord. 203, passed 2-28-2023)
Contractor–any individual, partnership, company, association, corporation, group, or entity employed, hired, contracted, or others engaged by the owner to perform defined services for compensation.
(Ord. 203, passed 2-28-2023)
Cluster development–a development method that concentrates buildings in specific areas on a site to a specified amount of land to be permanently preserved in Township-approved types of open spaces or involving the preservation of productive agricultural soils or environmentally sensitive lands as provided by this Ordinance.
Commercial communications antenna/tower–a structure, partially or wholly exterior to a building, used for transmitting or re-transmitting electronic signals through the air, and that does not involve simple receipt of television, radio or amateur ham radio signals. Commercial communications antennae shall include, but are not limited to, antennae used for transmitting commercial radio or television signals, or to receive such signals for a cable system, or to re-transmit cellular telephone or other wireless telecommunications. A commercial communications tower shall be a structure over 30 feet in height that is primarily intended to support one or more antenna.
Commercial district–the VC and HC Districts, and any CBD (Central Business District) that may be subsequently established.
Commercial Motor Vehicle–Any motor vehicle or combination used on a highway in commerce to transport passengers or property when the vehicle meets one of the following conditions:
a) Has a gross vehicle weight rating, of 17,001 pounds or more;
b) Is designed or used to transport more than 8 passengers (including the driver) for compensation;
c) Is designed or used to transport more than 15 passengers (including the driver) and is not used to transport passengers for compensation;
d) Is a school bus;
e) Is transporting hazardous materials which is required to be placarded in accordance with PA Department of Transportation regulations
Concentrated animal feeding operation (CFAO)–a CAO that (1) has more than 300 Animal Equivalent Units (AEUs); or (2) maintains an animal population of greater than 1,000 AEUs; or (3) is defined as a large CAFO under U.S. Environmental Protection Agency (EPA) regulations at 40 CFR 122.23(b)(4) (PA DEP, Chapter 92a regulations). A CAFO is also a AFO of any size that discharges its waste into a natural or man-made ditch, stream or other waterway.
Concentrated animal operation (CAO)–an agricultural operation with eight or more AEUs where the animal density exceeds two AEUs per acre on an annualized basis.
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 Subdivision and Land Development Ordinance.
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.
Conversion–any change to or in a building that would alter its use classification.
Cul-de-sac–a street with an intersection at a street at one end and terminating at the other end in a vehicular turnaround.
Cutoff angle (of a luminaire)–the angle, measured from the point directly beneath the light source (nadir), between the vertical axis and the first line of sight at which the bare source is not visible.
(Ord. 170, passed 6-24-2014)
dbh–diameter-breast-height. 4.5 feet above grade.
Decision–final adjudication of any board or other body granted jurisdiction under this Ordinance, either by reason of the grant of exclusive jurisdiction or by reason of appeals from determinations. All decisions shall be appealable to the Court of Common Pleas of Bucks County and the judicial district wherein the Township lies, unless otherwise provided by this Ordinance.
Decommissioning–the act of rendering a well or borehole to a condition where there is no pathway present for surface or subsurface contaminants to travel down to the water table. DEP. Pennsylvania (PA) Department of Environmental Protection.
(Ord. 203, passed 2-28-2023)
Dementia/Memory Care–care provided to those with varying degrees of dementia or Alzheimer’s disease. Features services and amenities designed to enhance the residents’ quality of life and create a sense of safety and security. Creates a structured environment that has set schedules and routines in place to lessen stress, safety features to ensure the health of a senior, and programs designed to cultivate cognitive skills.
Density–density is a measure of the number of dwelling units per unit of area. It shall be expressed in dwelling units per acre.
DEP–the Pennsylvania Department of Environmental Protection.
Determination–final action by an officer, body or agency charged with the administration of this Ordinance or applications there under, except the Board of Supervisors and Zoning Hearing Board. Determinations shall be appealable only to the boards designated as having jurisdiction for such appeal.
Development–any man-made changes to improved or unimproved real estate including, but not limited to, buildings or other structures, the placement or mobile homes, streets or other paving, utilities, filling, grading, excavation, mining, dredging or drilling operations and the subdivision of land.
Direct light–light emitted directly from the lamp, off of the reflector or reflector diffuser, or through the refractor or diffuser lens, of a luminaire.
(Ord. 170, passed 6-24-2014)
Disappearing streams–streams that empty completely into a sinkhole or cavern.
Drilling–any act of penetrating soil or rock, such as boring, coring, washing, jetting, driving, or digging.
(Ord. 203, passed 2-28-2023)
Dwelling–a structure containing one or more dwelling units.
Dwelling unit–a single habitable living unit that shall be occupied by only one “family.” See definition of “family.” 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 of the use of a parcel of land for the use of the public, a corporation, or person, for a specified purpose.
Even-age management–management of a forest stand where the range in tree age does not exceed 20 percent of the rotation length resulting in a forest consisting of trees of the same or nearly the same age.
(Ord. 149, passed 4-29-2008)
Family–A collective body of persons who live in one house and under one head or management.
Farmland lot–a lot that meets applicable provisions of this Ordinance for a “farmland lot,” and which serves to maintain open, contiguous, and productive or potentially productive farmland on a lot that is viable for agricultural uses.
Felling–the art of cutting a standing tree so that it falls to the ground.
Fixture–see “luminaire.”
(Ord. 170, passed 6-24-2014)
Flood or spot light–any light fixture or lamp that incorporates a reflector or refractor to concentrate light output into a directed beam in a particular direction.
(Ord. 170, passed 6-24-2014)
Floodplain–any areas of the 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-hundred 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. 179, 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. 179, passed 2-24-2015)
Footcandle–a unit of illuminance. One footcandle is one lumen per square foot (1 lm/ft2) of incident light.
(Ord. 170, passed 6-24-2014)
Forest cover–a category of forest defined by its species composition and environmental factors.
Forest management plan–a written description with a map of a specific forestry operation prepared before the operation commences, which meets the requirements of § 404.A(3) of this Ordinance and the provisions herein.
Forest plan preparer–a forester who has a minimum of 4 years experience in the field of forestry including the preparation of forestry plans.
Forest technician–a person who is, as a minimum, a graduate of a 2-year forest technician program established by the Society of American Foresters.
Forester–a person who is, as a minimum, a graduate of a 4-year college or university forestry curriculum accredited by the Society of American Foresters.
Forest–shall have the same meaning as the term “woodlands.”
Forestry–the management of forests and timberlands when practiced in accordance with accepted silviculture principles, through developing, cultivating, harvesting, transporting and selling trees for commercial purposes, and which does not involve any land development.
Fracture traces–linear topographic depressions or lines of depression less than 1 mile in length revealing faults, joints, or fissures in the bedrock. These linear features are characterized by increased permeability, along which the solution of carbonate rocks is intensified and hence along which groundwater movement is concentrated.
Geothermal system–a system that uses a heat pump to extract heat from the earth in heating mode and/or reject heat into the earth in cooling mode. It is also called a geothermal heat pump system, a ground-coupled heat pump system, an earth-source heat pump system, and a geo exchange system.
(Ord. 203, passed 2-28-2023)
Ghost lakes–small bodies of water that occur in and occasionally around closed depressions or sinkholes after periods of heavy precipitation. They may form from slow permeability of soils, rises in the groundwater table, or from the creation of a natural liner of impermeable or slowly permeable clays or soils in the depression.
Glare–excessive brightness in the field of view that is sufficiently greater than the brightness to which the eyes are adapted, to cause annoyance (nuisance glare) or loss in visual performance and visibility (disabling glare), so as to jeopardize health, safety or welfare.
(Ord. 170, passed 6-24-2014)
Ground source heat pump–a geothermal heat pump that uses the earth itself as a heat source and heat sink. It is coupled to the ground by means of a closed-loop heat exchanger installed horizontally or vertically underground.
(Ord. 203, passed 2-28-2023)
Groundwater–water within the earth below the water table within the zone of saturation. Groundwater includes both water under water table conditions and confined within deep aquifers.
(Ord. 203, passed 2-28-2023)
Group home–a dwelling unit operated by a responsible individual, family or organization with a program to provide a supportive living arrangement for individuals where the persons need special care due to age, emotional, mental, developmental or physical disability. This definition shall expressly include facilities for the supervised care of persons with disabilities subject to protection under the Federal Fair Housing Act as amended. A group home typically involves an individual residing on the premises for more than 30 days at a time.
Group home land development–a lot that includes two or more group homes or halfway houses and that is operated with central services and facilities.
Grout–a high-solids fluid mixture of cement or bentonite and potable water of a consistency that can be pumped through a tremie pipe and placed as required. Various additives, such as sand or bentonite, may be included in the mixture to meet certain requirements.
(Ord. 203, passed 2-28-2023)
Halfway house–this term shall mean either of the following:
A. A use that otherwise meets the definition and requirements of a group home, but that includes more than six residents.
B. A use that involves housing and support facilities for persons who need such facilities because of their involvement in an abusive relationship.
This term shall not include a “treatment center.”
Habitable Space–A space in a building for living, eating, sleeping, or cooking. Storage or utility spaces and similar areas are not considered habitable spaces.
Haul road–a road used to move forest products from the log landing to a public roadway.
Hazardous waste–solid waste that is especially harmful or potentially harmful to public health as defined in the Pennsylvania Solid Waste Management Act (Act 97). This shall include, but not be limited to, explosives, toxic materials, and medical wastes. For the purposes of this Ordinance, hazardous waste does not include small quantities of such waste available on a retail basis to the homeowner (e.g., aerosol cans, fertilizers, herbicides, household cleaners, paints, pesticides, etc.) for use in their home.
Hearing–an administrative proceeding conducted by the Board of Supervisors, the Zoning Hearing Board, or a hearing officer appointed by either of these bodies pursuant to this Ordinance and the Pennsylvania Municipalities Planning Code.
Heat pump–a mechanical device used for heating and/or cooling which operates by pumping heat from a cooler to a warmer location.
(Ord. 203, passed 2-28-2023)
Historic feature–structures and sites having remarkable significance to local, regional, State, or national cultural traditions, heritage or history.
Home occupation–an activity for gain customarily carried on in a dwelling, or in a building or structure accessory to a dwelling, clearly incidental and secondary to the use of the dwelling for residential purposes. See additional provisions in § 404.H, including provisions for “home occupations, light.”
Hub height–the height of the center of the wind turbine or windmill rotor above the ground surface. For a vertical axis wind turbine, the hub height is the height of the equator plane.
(Ord. 173, passed 1-5-2015)
IESNA–Illuminating Engineering Society of North America.
(Ord. 170, passed 6-24-2014)
IGSHPA–the International Ground Source Heat Pump Association.
(Ord. 203, passed 2-28-2023)
Illuminance–the luminous flux per unit area measured in lux (lumens per m2).
(Ord. 170, passed 6-24-2014)
Illumination–an alternative term for illuminance. Commonly used in qualitative or general sense to designate the act of illuminating or the state of being illuminated.
(Ord. 170, passed 6-24-2014)
Impervious coverage–the percentage that results from dividing the land area on a lot covered by all “impervious surfaces” by the net buildable site area, or the total lot area where a net buildable site area is not established.
Impervious surface–impervious surfaces are those surfaces which do not absorb precipitation and surface water. All buildings, parking areas (not designed as 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. 176, passed 1-5-2014)
Impervious surface ratio–the impervious coverage of a lot measured as a ratio of total impervious coverage to net buildable site area, or to total lot area where a net buildable site area is not established.
Independent Living–A use that may include basic services such as residential maintenance, housekeeping, or meals, usually for a fee.
Indirect light–direct light that has been reflected or has scattered off other surfaces.
(Ord. 170, passed 6-24-2014)
Initial illuminance–the luminous flux per unit area (light quantity) before depreciation.
(Ord. 170, passed 6-24-2014)
Industrial district–PI Zoning District.
Initial illuminance–the luminous flux per unit area (light quantity) before depreciation.
(Ord. 170, passed 6-24-2014)
Lakes and ponds–natural or artificial bodies of water that retain water year-round. A lake is a body of water, naturally occurring or manmade, covering an area of 2 or more acres. A pond is a permanent body of water, naturally occurring or manmade, covering an area up to 2 acres. The shoreline of such water bodies shall be measured from the maximum condition rather than permanent pool if there is any difference.
Lake and pond riparian buffer–a type of riparian buffer protecting the area surrounding the shoreline of a lake or pond.
(Ord. 156, passed 4-27-2010)
Lake or pond margins–an area surrounding the shoreline of a lake or pond.
Lamp–the component of a luminaire that produces light. A generic term for a manmade source of light (e.g., light bulb).
(Ord. 170, passed 6-24-2014)
Landing–a place where logs are assembled for transportation in loads.
Light–radiant energy that is capable of exciting the retina and producing a visual sensation. The visible portion of the electromagnetic spectrum extends from about 380 to 770 nanometers.
(Ord. 170, passed 6-24-2014)
Light trespass–light emitted by a luminaire beyond the boundaries of the property on which it is located.
(Ord. 170, passed 6-24-2014)
Lineaments–linear topographic depressions or lines of depression longer than 1 mile in length revealing faults or fissures in the bedrock. These linear features are characterized by increased permeability, along which the solution of carbonate rock is intensified and hence along which groundwater movement is concentrated.
Lopping–to cut tops and slash into small pieces to allow material to settle close to the ground.
Lot–a lot is a parcel of land, used or set aside and available for use as the site of one or more buildings and any buildings accessory thereto, or for any other purpose, in one ownership and not divided by a street, not 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 streets, for the purpose of this Ordinance, each tract shall be considered a separate lot.
Lot area–the area contained within the property lines of a lot shown on a subdivision plan or required by this Ordinance, excluding any area within an ultimate street right-of-way, provided that the area of any easements shall be included in the lot area of developments of fewer than five lots.
Corner lot–a lot that 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 intersect at an angle of less than 135 degrees.
Through lot–an interior lot having frontage on two parallel or approximately parallel streets.
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 this Ordinance for the particular zoning district in which the lot is located.
(Ord. 176, passed 1-5-2014)
Flag lot/lane lot–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 lines–
Lot lines–any boundary line of a lot.
Lot line, front–the line separating the lot from the ultimate right-of-way; provided that in the case of a corner lot the owner shall have the option of choosing as the front lot line one of the two lot lines which separate the lot from the ultimate right-of-way. The other lot line shall be a side lot line.
Lot line, rear–any lot line that is parallel to or within 45 degrees of being parallel to a street line, except for a lot line that is itself a street line. In the case of a lot having no street frontage or a lot of an odd shape, only the one lot line furthest from any street shall be considered a rear lot line.
Lot line, side–any lot line that is not a street line or a rear lot line.
Lumen–a measure of the total “amount” of visible light emitted by a source. For the purposes of this Ordinance, the lumen-output values shall be initial lumen output ratings of a lamp, as specified by the manufacturer of the lamp. 1 lm = 1 cd sr. Traditionally, manufacturers of incandescent lamps have used watts (power consumption) to indicate light output. Wattage-lumen equivalence is approximately:
Incandescent Lamps (Watts) | Minimum Light Output (Lumens) |
40 | 450 |
60 | 800 |
75 | 1,100 |
100 | 1,600 |
150 | 2,600 |
(Ord. 170, passed 6-24-2014)
Luminaire–a complete lighting unit consisting of one or more lamps together with the fixture, other parts designed to control the light distribution and other mechanical and electrical components.
(Ord. 170, passed 6-24-2014)
Luminaire, cutoff–a luminaire whose light distribution at or above an angel of 90 degrees above vertical (nadir) does not numerically exceed 25 candela per 1,000 lamp lumen (2.5 percent), and does not numerically exceed 100 candela per 1,000 lamp lumens (10 percent) at or above a vertical angle 80 degrees above nadir. This applies to all lateral angels around the luminaire.
(Ord. 170, passed 6-24-2014)
Luminaire, full cutoff–a luminaire whose light distribution at or above an angle of 90 degrees above vertical (nadir) has zero candela intensity and does not numerically exceed 100 candela per 1,000 lamp lumens (10 percent) at or above a vertical angle 80 degrees above nadir. This applies to all lateral angles around the luminaire.
(Ord. 170, passed 6-24-2014)
Luminaire height–the vertical distance from the ground directly below the centerline of the luminaire (nadir) to the lowest direct-light-emitting part of the luminaire.
(Ord. 170, passed 6-24-2014)
Luminance–a photometric measure of the luminous intensity per unit area of light traveling in a given direction. It describes the amount of light that passes through or is emitted from a particular area, and falls within a given solid angle. The SI unit for luminance is candela per square meter (cd/m2).
(Ord. 170, passed 6-24-2014)
Manure management plan (MMP)–a management plan required for all farms and AFOs in that land apply manure or agricultural process wastewater (generated on the farm or received from an importer), but do not meet CAFO or CAO definitions. A MMP must conform to the requirements of PA DEP publication 361-0300-002, and is subject to examination/certification by PA DEP or the Bucks County Conservation District staff.
Margin–an area extending beyond the delineated wetland, stream, or lake and pond shoreline.
Mixes residential/medical/accessory use building–A building in a Continuing Care Retirement Community (CCRC) that includes two or more uses not usually found in the same occupancy classification. Possible examples include, but are not limited to: individual and congregant living facilities (residential uses); offices, a health center, ambulatory care, or rehabilitation services (medical facilities); newsstand, snack bar, barber shop, beauty parlor, thrift shop, or gift shop (commercial uses); athletic/exercise facilities, a community center, or an assembly hall (recreational or social amenities).
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 it may be used without a permanent foundation. For the purposes of this Ordinance, travel trailers are not considered as mobile homes.
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 erection thereon of a single mobile home.
Mobile or manufactured home park–a parcel of land or contiguous parcels of land which has been so designated and improved that it contains two or more mobile home lots for the placement thereon of mobile homes.
Modular or sectional home–a dwelling that is constructed off-site in transportable sections and assembled on the site and which meets the Township Construction Codes, as opposed to the HUD Code for manufactured homes.
Monitoring wells–a well used to observe water levels and/or obtain samples of groundwater.
(Ord. 203, passed 2-28-2023)
Municipal waste–garbage, refuse, industrial lunchroom or office waste and other material, including solid, liquid, semisolid or contained gaseous material resulting from operation of residential, municipal, commercial or institutional establishments and from community activities, excluding hazardous waste as defined by Pennsylvania Act 97.
Net buildable site area–the base site area minus lands required for resource protection set aside as defined in Article 5.
Nonconforming use–A lawful use, whether of land or of structure, which does not comply with the applicable use provisions for the zoning district in which it is located, as defined by the Zoning Ordinance or amendments hereto or hereafter enacted, where such use was lawfully in existence prior to the application of such ordinance or amendment.
Nonconforming structure–A lawful structure that does not comply with the area, setback, yard, building height, location, size, impervious surface, or other dimensional requirements of this Zoning Ordinance or amendments heretofore or hereafter enacted where such structure complied with such regulations at the time the structure was constructed or the lot created.
Nonconforming lot–A lawful lot, the area or dimension of which was lawful prior to the adoption or amendment of this Zoning Ordinance, but which fails to conform to the requirements of the zoning district in which it is located by reasons of such adoption or amendment.
Normal farming operations–the definition in the State Right to Farm Act, 3 P.S. §§ 951 - 957 shall apply.
Nutrient management plan (NMP)–a plan formulated, in conjunction with the Natural Resources Conservation Service (NRCS) and local Conservation District, to optimize economic returns from nutrients used in crop production, and to minimize the negative impact of nutrients on the environment. CAFOs and CAOs in Pennsylvania must have a NMP on file with the PA State Conservation Commission.
Open-loop geothermal system–a type of geothermal heating and/or cooling system that utilizes a water-supply well and water pump to deliver ground water to a watersource heat pump. The discharge water from the water-source heat pump may be returned to the subsurface through a recharge well or infiltration bed, or may be discharged into a pond, lake, or stream. A spring may also be the source of the ground water supply.
(Ord. 203, passed 2-28-2023)
Open space or common open space or preserved open space–a parcel or parcels of land within a tract which meets all of the following standards, in addition to all other applicable requirements of this Ordinance:
A. Is designed, intended and suitable for active or passive recreation by residents of a development or the general public, except where a provision of this Ordinance may specifically allow the open space requirement to be met with privately owned land protected by a conservation easement; or land to be protected from development to preserve environmental resources (such as agricultural soils, wetlands, woodlands and steep slopes).
B. Is covered by a system that ensures perpetual maintenance, if not intended to be publicly owned.
C. Will be deeded to the Township and/or preserved by a deed restriction or conservation easement to permanently prevent uses of land other than “common or preserved open space” and noncommercial recreation.
D. Does not use any of the following areas to meet minimum common/preserved open space requirements:
(1) Existing street rights-of-way.
(2) Vehicle streets or driveways providing access to other lots.
(3) Land beneath building(s) or land within 20 feet of a building (other than accessory buildings and pools clearly intended for noncommercial recreation and other than agricultural buildings and any pre-existing dwelling which are permitted within a farmland lot).
(4) Off-street parking (other than that clearly intended for noncommercial recreation).
(5) Area(s) needed to meet a requirement for an individual lot.
(6) For land intended to be open to the public, that does not have provisions for entry with a 15-foot minimum width by pedestrians from a street open to the public or from adjacent preserved open space that has access to such a street.
(7) Land that includes a stormwater detention basin or community sewage treatment facilities.
(8) Portions of land that have a width of less than 50 feet.
(9) Areas that are under water during normal weather conditions.
See also § 512.3, which addresses utilities in open space.
See also the definition in this Section for “recreation land” and “resource protection land.”
Open space ratio–the total amount of required open space divided by the base site area.
Operator–the individual, partnership, company, firm, association, or corporation engaged in the harvest of timber including his agents, or subcontractors, or employees.
Outdoor lighting–the nighttime illumination of an outside area or object any man-made device that produces light by any means regardless of whether the actual source of the light is outside or within a structure.
(Ord. 170, passed 6-24-2014)
Owner–the individual, partnership, company, firm, association, or corporation that hold title to land.
Passive recreational use–any leisure time activity not considered active (e.g., walking, picnicking, bird watching, fishing and similar activities).
(Ord. 176, passed 1-5-2014)
PennDOT–the Pennsylvania Department of Transportation.
Permit–written permission, warrant, or license granted by a governmental authority.
Pesticide–any of a number of various commercially available substances or mixtures of substances intended for preventing, destroying, or controlling any pest including but not limited to insects, rodents, fungi, algae and weeds as defined by the U.S. Department of Agriculture.
Pinnacles–tall, slender spires of carbonate bedrock. Pinnacles are formed from the chemical dissolution of carbonate rocks along planes of weakness (joints or fractures). Such pinnacles can be above the natural grade or below the surface of the ground.
Plume–areas of identified, delineated groundwater or soil contamination associated with any property considered to be a threat to the environment or human health, such as, but not limited to, a Superfund site.
(Ord. 203, passed 2-28-2023)
Potable water–water suitable for human consumption.
(Ord. 203, passed 2-28-2023)
Public hearing–the definition in the State Municipalities Planning Code shall apply. (Note: a public hearing is held by the Board of Supervisors regarding a proposed zoning ordinance amendment.)
Public water system–a system which provides water to the public for human consumption which has at least 15 service connections or regularly serves an average of at least 25 individuals daily at least 60 days out of the year. The term is either a community or noncommunity system and includes collection, treatment, storage, and distribution facilities under the control of the operator of the system and used in connection with the system. The term also includes a system which provides water for bottling or bulk hauling for human consumption.
(Ord. 203, passed 2-28-2023)
Quarry (or mineral extraction)–the removal from the surface or beneath the surface of the land of bulk mineral resources using significant machinery. This use also includes accessory stockpiling and processing of mineral resources. “Quarry” includes, but is not limited to, the extraction of sand, gravel, topsoil, limestone, sandstone, oil, coal, clay, shale and iron ore. The routine movement of and replacement of topsoil during construction shall not by itself be considered to be mineral extraction.
Rated power output–the electrical power output of a wind turbine at a constant hub height wind speed of 11m/s (25 mph).
(Ord. 173, passed 1-5-2015)
Recreation land–common open space that is designated for, available for 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 floodplains in order to count towards the minimum amount of recreational land.
Recreational vehicle–a recreational vehicle is a portable structure, self-propelled or towable by a passenger car, of such size and weight as not to require special highway movement permits, primarily designed or constructed to provide temporary living quarters for recreational, camping or travel use or to carry such equipment, not for profit. Snowmobiles, motorcycles, or other vehicles that do not provide living quarters shall not be considered recreational vehicles.
Recyclable materials–those materials which may be processed or re-fabricated for re-use and which are specified by the Township for separation from the regular solid waste. Such material may include, but not be limited to, aluminum products, cardboard, ferrous containers, bi-metal containers, glass containers, newspaper, magazines, periodicals, other paper products of various kinds, plastic containers, and yard wastes.
Recycling–the collection, separation, recovery and sale or reuse of metals, glass, paper, plastics and other materials which would otherwise be disposed or processed as municipal waste, as defined in this Ordinance.
Related or relative–persons who are related by blood, marriage, adoption or formal foster relationship to result in one of the following relationships: spouse, brother, sister, parent, child, grandparent, great-grandparent, grandchild, great-grandchild, uncle, aunt, niece, nephew, sister-in-law, brother-in-law, parent-in-law or first cousin. This term specifically shall not include relationships such as second, third or more distant cousins. See definition of “dwelling unit.”
Report–any letter, review, memorandum, compilation or similar writing made by any body, board, officer or consultant other than a solicitor to any body, board, officer or consultant for the purpose of assisting the recipient of such report in the rendering of any decision or determination. All reports shall be deemed recommendatory and advisory only and shall not be binding upon the recipient, board, officer, body or agency, nor shall any appeal lie therefrom. Any report used, received, or considered by the body, board, officer or agency rendering a determination or decision shall be made available for inspection to the applicant and all other parties to any proceeding upon request, and copies thereof shall be provided at cost of reproduction.
Residential district(s)–the RR, RP, DD and VR Zoning Districts.
Residual waste–any garbage, refuse, other discarded material or other waste including solid, liquid, semisolid or contained gaseous materials resulting from industrial, mining and agricultural operations and any sludge from an industrial, mining or agricultural water supply treatment facility, waste water treatment facility, or air pollution control facility, provided that it is not hazardous.
Resource protection land–land which is categorized as resource protection land under Article 5 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.
Respite Care–Service to temporarily relieve caregivers of custodial duties for elderly or disabled individuals. Respite care may be regularly or irregularly scheduled or invoked in emergencies. Services may be provided within the home of the individual for whom care is provided, or in a residential care facility.
Return well–a well designed and constructed for the return of water to the ground.
(Ord. 203, passed 2-28-2023)
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 usage of 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.”
(Ord. 156, passed 4-27-2010)
Roomer, boarder, or lodger–a person occupying any room or group of rooms forming a single, habitable unit used or intended to be used for a living and sleeping, but not for cooking or eating purposes, and paying compensation for lodging or board and lodging by prearrangement for a week or more at a time to an owner or operator, not including family members. Any person occupying such room or rooms and paying such compensation without prearrangement or for less than a week at a time shall be classified for purposes of this Ordinance not as a roomer, boarder, or lodger but as a guest of a commercial lodging establishment (motel, hotel).
Sensitive land areas–these include at least the following: floodplains, springs, wetlands, steep slopes, woodland edges, erodible soils, soils of low permeability, areas of significant wildlife and aquatic habitat, critical features pertaining to carbonate bedrock areas, and areas of developmental hazard including dumps, oil and gas pipelines, and automobile salvage yards and gas stations.
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.
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.
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.
Central sewage service–service by a community sewage system or a community on-lot sewage system.
Public sewage service–service by a community sewage system that is owned or operated by a municipality or municipal authority.
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 sewerage 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. Any percolation tests required for the installation of a private sewer system shall be conducted by the Bucks County Department of Health and pursuant to the regulations of that agency and the requirements of the Township Subdivision and Land Development Ordinance.
Shrub–a perennial woody plant different from a tree by its low growth and multiple stems.
SI–Systeme Internationale d’Unites.
(Ord. 170, passed 6-24-2014)
Sign–any name, name plate, poster, panel, display illustration, structure or device used for visual communication, which is affixed, painted, or represented directly or indirectly upon a building or other outdoor surface for the purpose of bringing the subject thereof to the attention of the public or advertising a business, commodity, service or product or for identifying a business, structure, or use of land.
Significant aquatic habitat–a habitat supporting a balanced indigenous aquatic community; an area where a group of populations occupying a common area and consisting of desirable species of fish and shellfish, including the biota of other trophic levels, which are necessary as part of the food chain or otherwise ecologically important to the maintenance of these populations. All watercourses and wetlands within the Cooks Creek Watershed shall be considered significant aquatic habitat.
Significant wildlife habitat–natural areas providing food and/or shelter opportunities for diverse terrestrial communities of desirable composition and density.
Sinkholes–funnel-shaped or steep sided depressions in the land surface that are caused by the dissolution and collapse or subsidence of the roofs of subterranean caverns in carbonate geologic formations, or loss of soil overlying solution channels in carbonate formations.
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 within the boundaries of the Township.
Site area–all land area within the site as defined in the deed and as measured by an actual site survey.
Site area; net buildable–certain land areas as measured under Article 5.
Skid road–main route for skidding logs from woods to the landing.
Skid trail–a temporary trail used for skidding logs from the site of felling to the main skid road.
Skidding–dragging trees on the ground, by any means, from the stump to the landing.
Skilled Nursing Care–High level medical care provided by trained individuals, such as registered nurses (RNs) and physical, speech, and occupational therapists. Services can be necessary over the short term for rehabilitation from an illness or injury, or required over the long term for patients who need care on a frequent or around-the-clock basis due to a chronic medical condition. Examples of skilled nursing services include wound care, intravenous (IV) therapy, injections, physical therapy, and monitoring of vital signs and medical equipment.
Slash–debris left after logging, including logs, chunks, bark, branches, stumps, and broken understory trees or brush.
Snags–a standing dead tree without branches or the standing portion of a broken off tree. Snags may provide feeding and/or nesting sites for wildlife.
Solar photovoltaic (PV) generator–a generator that uses solar panels arrayed to produce electricity utilizing the photovoltaic effect.
(Ord. 173, passed 1-5-2015)
Solar thermal (ST) generator–a generator that uses solar energy collectors to heat water or some other thermal transport fluid. Low temperature collectors are generally used to heat swimming pools. Medium temperature collectors heat water or air for space heating or domestic (potable) hot water. High temperature collectors utilize mirrors (heliostats) or lenses to concentrate sunlight for electrical power production.
(Ord. 173, passed 1-5-2015)
Solid waste–waste, including, but not limited to, municipal, residual, or hazardous wastes, including solid, liquid, semisolid or contained gaseous materials.
Solid waste facilities–solid waste facilities shall mean one or more of the following as permitted by the Pennsylvania Department of Environmental Protection:
Composting plant–a facility at which composting is done. Composting shall mean the process by which organic solid waste is biologically decomposed under controlled anaerobic or aerobic conditions to yield a humus-like product. Compostable material shall mean organic waste that is capable of undergoing composting. Composting activities associated with normal farming operations shall not be included in this definition of composting plant.
Landfill or municipal landfill or sanitary landfill–a facility for disposing of solid waste on land without creating nuisances or hazards to the public health or safety.
Recycling center–a facility established to receive, process, store, handle, and ship recyclable materials.
Resource recovery facility–a plant, establishment, set of equipment or other operation that recovers useful materials and/or products, including heat, electricity, and/or recyclable materials from otherwise waste materials. A resource recovery facility shall not include a landfill.
Transfer station–a facility which receives and temporarily stores solid waste at a location other than the generation site, and which facilities the bulk transfer of accumulated solid waste to a facility for further processing or disposal.
Waste-to-energy plant–a facility used for the incineration of solid waste and the production of steam and electricity or other useful forms of energy.
Solution channels–solution-widened joints or fractures occurring in carbonate bedrock. They can vary from 1 inch to several feet in width and can be part of a network of channels through carbonate rocks.
Specified anatomical areas–one or more of the following:
A. Uncovered human male or female genitals.
B. Human female breasts that are uncovered in the area of the areolas.
Specified sexual activities–one or more of the following:
A. Human male genitals in a visible state of sexual stimulation.
B. Acts of human masturbation, sexual intercourse, oral sex or sodomy.
C. Fondling or other erotic touching of uncovered human genitals.
See the definition of “adult entertainment” in Use E-1 in § 404.E(1).
Springs and seeps–the point where ground water discharges to become surface water.
Stand–a grouping of trees of sufficiently uniform species composition, age, and condition to be distinguished from surrounding stands and managed as a single unit.
Stand prescription–the type of forest management treatment if any, to be applied to a particular stand to achieve the stated management objectives. The stand prescription should include, but not be limited to, detailed instructions on how that treatment is to be carried out on the ground, the desired residual stand, and details on any other treatments to be applied.
Stand regeneration treatment–a selection, shelterwood, seed tree, or clear-cut that is designed to replace existing stand with a new stand of young trees.
Standing-column geothermal well–a type of open-loop geothermal heating and/or cooling system that circulates ground water from a water well through a heat exchanger and returns the discharge water from the water-source heat pump to the same water well that it was pumped from. The water withdrawal and return locations within the water well bore are separated as far as is possible. Some standing-column geothermal systems discharge some of the circulating ground water to enhance their heat transfer.
(Ord. 203, passed 2-28-2023)
State–the Commonwealth of Pennsylvania and its governmental agencies.
Steep slopes–areas where the average slope is 15 percent or greater that, because of this slope, are subject to high rates of storm-water run-off, erosion, and/or pollution.
Steradian, (sr)–the solid angle subtended at the center of a sphere by an area on the surface of the sphere equal to the square of the sphere radius.
(Ord. 170, passed 6-24-2014)
Stormwater management basin–structures designed for the temporary storage of stormwater. Stormwater management basins include detention and retention basins. Stormwater collection and conveyance systems are not included within this definition.
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 percent 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 last two opposite exterior walls are not more than 2 feet above the floor.
Story, ground–that 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.
Stratum–a single sedimentary bed or layer of a formation that consists of approximately the same kind of rock material.
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 all “perennial streams.”
Springs or seeps–see definition in this Section.
Stream, ephemeral–a reach of a naturally occurring stream that flows only during and for short periods following precipitation, and flows in low areas that may or may not have a well-defined channel. Ephemeral streams protected by this Ordinance are those that connect to a perennial or intermittent stream, or other natural waterbody such as a pond, lake or wetland. Ephemeral stream beds are located above the water table year-round. Groundwater 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 that collects water from springs and seeps and provides a hydrological 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 life 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 typical water 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 with relatively long aquatic life stages and/or the presence of multiple life stages, and/or the presence of rooted aquatic plants.
(Ord. 156, passed 4-27-2010)
Street or road–a public or private way used or intended to be used for passage or travel by motor vehicles, which provides the principal means of access to two or more abutting lots or has been officially dedicated as a public street by action of the Board of Supervisors which has not been vacated or abandoned.
(Ord. 156, passed 4-27-2010)
Street line–the dividing line between the street and the lot. The street line shall be the future/ultimate right-of-way line.
Strike of bedrock–the direction or bearing of a surface or subsurface stratum of the inclined bedrock in relation to the horizontal surface. The strike is perpendicular to the dip or slope of the stratum.
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.
Swept area–the projected area perpendicular to the wind direction that a wind turbine or windmill rotor will describe during one complete rotation.
(Ord. 173, passed 1-5-2015)
Test well–a well constructed for the purpose of obtaining information on groundwater or hydrogeologic conditions, including yield and quality.
(Ord. 203, passed 2-28-2023)
Tops–the upper portion of a felled tree not merchantable because of small size, taper, or defect.
Tower–a structure that is intended to support equipment used to transmit and/or receive telecommunications signals. Examples of such structures include monopoles and lattice construction steel structures.
Townhouse–one dwelling unit that is attached to two or more dwelling units, and with each dwelling unit being completely separated from and attached to each other by unpierced vertical fire resistant walls. Each dwelling unit shall have its own outside access. Side yards shall be adjacent to each end unit.
Treatment center–a facility involving overnight housing of any of the following: (A) persons undergoing criminal rehabilitation (such as a criminal halfway house), and which is not a prison, or (B) persons undergoing treatment for a current addiction to a controlled substance that was used in an illegal manner or alcohol, or (C) persons with a type of mental illness or other behavior that causes the person to be known to be a threat to the physical safety of others.
Tremie pipe–a rigid or flexible pipe or a hose that carries the grouting materials to the bottom of the zone being grouted. The tremie pipe is withdrawn as the grout material fills the annular space outside the casing or fills the space between the loop pipes and the borehole wall. The end of the tremie pipe is kept submerged just below the surface of the grout material.
(Ord. 203, passed 2-28-2023)
Trench–an excavation or depression in the ground that is generally deeper than it is wide, and narrow compared with its length (as opposed to a simple hole or pit).
(Ord. 203, passed 2-28-2023)
Trip–The event of a vehicle entering or leaving a location. Each time a vehicle enters or leaves a location is a separate trip.
Twin dwelling unit–one dwelling unit accommodating one-family that is attached to and completely separated by a vertical listed fire-rated assembly (fire resistant wall) to only one additional dwelling unit. One side yard shall be adjacent to each dwelling unit. Each unit may or may not be on a separate lot from the attached dwelling unit.
Uneven-age management–management of a forest stand to maintain or create and regenerate a forest that has three or more distinctly different age classes including regeneration.
(Ord. 149, passed 4-29-2008)
Use–any activity, occupation, business or operation carried on, or intended to be carried on.
Use, accessory–a use located on the same lot with a principal use, and clearly incidental and subordinate to, the principal use.
Use, principal–the main use on a lot.
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.
Vertical closed-loop borehole–a borehole which is constructed to receive heat exchanger loop pipes and grout material. Fill material may be used below a minimum depth of 20 feet below grade as the subsurface conditions warrant.
(Ord. 203, passed 2-28-2023)
Water source heat pump–a heat pump that uses a water-to-refrigerant heat exchanger to extract heat from the heat source.
(Ord. 203, passed 2-28-2023)
Water supply well–any well that is constructed to remove or return water to the ground.
(Ord. 203, passed 2-28-2023)
Water table–that surface in an unconfined groundwater body at which the pressure is atmospheric. It is defined by the levels at which water stands in wells that penetrate the water body just far enough to hold standing water.
(Ord. 203, passed 2-28-2023)
Watercourse–this term shall have the same meaning as a “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:
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 services of habitat, water quality protection, infiltration and stormwater absorption.
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 services of habitat, water quality protection, infiltration and stormwater absorption.
(Ord. 156, passed 4-27-2010)
Watershed–an area of land defined as the surface which drains to a given body of water or reach of stream. Major watersheds in Springfield are the Cooks Creek, Tohickon, and Gallows Run Watersheds.
The following definitions are for special protection watersheds as defined in Title 25, Chapter 93 of the Pennsylvania Code of Regulation.
Exceptional value (EV) watershed–a watershed specifically afforded by the Pennsylvania Department of Environmental Protection with the highest level of water quality protection. The Cooks Creek watershed is an exceptional value watershed.
High quality (HQ) watershed–a watershed which has excellent quality waters and environmental or other features that require special water quality protection. The Unami is a high quality watershed.
The following definitions can be for specific waterbodies or portions of watersheds, or for entire watersheds as defined in Title 25, Chapter 93. In some cases both designations are used, such as HQ-CWF or HQ-WWF.
Cold water fishery (CWF)–a water body that supports trout and other cold water fish species and associated flora and fauna. All of the streams in the Gallows Run Watershed are considered CWF waterbodies.
Trout stocking fishery (TSF)–a water body that supports stocked trout from February 15 to July 31, but otherwise supports flora and fauna associated with a warm water habitat. All of the streams in the Tohickon Creek Watershed in Springfield Township are considered TSF waterbodies.
Warm water fishery (WWF)–a water body that supports fish species and flora and fauna associated with warm water habitat. The Delaware River in Bucks County is a WWF waterbody.
(Ord. 156, passed 4-27-2010)
Water supply–
On-lot water service–service by a private individual water supply and distribution system.
Private centralized water supply and distribution system–any privately owned system for supplying and distributing water from a common source(s) to two or more lots.
Private individual water supply and distribution system–a system for supplying and distributing water to a single lot.
Public water supply and distribution system–any water supply and distribution system that is owned and/or managed by the Township and/or the municipal authority.
Well–any excavation that is drilled, cored, bored, washed, driven, dug, jetted, or otherwise constructed when the intended use of such excavation is for the location, acquisition, monitoring, or artificial recharge of groundwater. This includes, but is not limited to, test wells, test borings, and monitoring wells, in addition to wells to be utilized as individual or semipublic water supplies.
(Ord. 203, passed 2-28-2023)
Well driller–an individual or company that is permitted or licensed by the State of Pennsylvania to drill wells in Pennsylvania.
(Ord. 203, passed 2-28-2023)
Well seal–an approved device or method used to protect a well casing or water system from the entrance of any external pollutant at the point of entrance into the casing of a pipe, electric conduit, or water level measuring device.
(Ord. 203, passed 2-28-2023)
Wetlands–wetlands shall mean areas that are defined as wetlands under Federal or State regulations, whichever are more restrictive.
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.
(Ord. 156, passed 4-27-2010)
Wildlife habitat–the native environment of an animal ideally providing all elements for life and growth: food, water, cover and space.
Windmill–a structure, with associated equipment, that transforms wind energy directly into mechanical energy.
(Ord. 173, passed 1-5-2015)
Wind obstruction–anything that interferes with the laminar (straight, smooth, non-turbulent) flow of wind, causing a level of turbulence that could interfere with the proper function and/or productivity of a wind turbine.
(Ord. 173, passed 1-5-2015)
Wind turbine–a structure, with associated equipment, that transforms wind energy directly into electrical energy.
(Ord. 173, passed 1-5-2015)
Woodlands or forest–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 run-off, stabilizing soils, and acting as a buffer.
Yard–the area(s) of a lot that must remain free of buildings or other structures except as otherwise permitted in this Ordinance, and which may be used as lawn or planted area or parking or driveway space, in compliance with this Ordinance. A “yard” is measured at right angles from ultimate right-of- way line or lot line to the nearest building wall.
Yard, front–a yard that extends across the full width of a lot, for a depth equal to the minimum front yard setback distance required by this Ordinance, measured from the future/ultimate right-of-way of public streets. In the case of a lot fronting on a private roadway, the front yard shall be measured from the easement/right-of-way line of the private roadway.
Yard, rear–a yard which extends across the full width of a lot, for a depth equal to the minimum rear yard setback distance required by this Ordinance, measured from the rear lot line.
Yard, side–a yard which extends along a side lot line from the required front yard to the required rear yard, the minimum width of which shall be as required by this Ordinance, measured from the side lot line.
Zone of saturation–the zone below the water table in which all interstices are filled with ground water.
(Ord. 203, passed 2-28-2023)
(Ord. passed 10-2-2007, § 201; Ord. 144, passed 12-11-2007, § 01; Ord. 149, passed 4-29-2008, Arts. I, II; Ord. 156, passed 4-27-2010, § 01; Ord. 170, passed 6-24-2014, Art. I; Ord. 173, passed 1-5-2015, § 01; Ord. 176, passed 1-5-2014, § 01; Ord. 179, passed 2-24-2015, Arts. I, II; Ord. 191, passed 1-8-2019; Ord. 203, passed 2-28-2023)