A right of-way which provides secondary service access for vehicles to the side or rear of abutting properties.

As applied to a building or structure, a change or rearrangement in the structural parts, or an enlargement or diminution, or the moving from one location or position to another.

Animals that subsist wholly or partly on naturally growing pastures which usually consist of true grasses, together with other forage species such as legumes.

One horse, cow or mule; or two donkeys; or four alpaca; or five sheep; or six goats; or one of any other grazing animal not listed. Suckling offspring are included within the same animal unit as the mother until weaned.

Animals that exist in confined pens, cages, buildings or feed lots on feeds typically harvested and fed to the animals.

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

A body, politic and corporate, created pursuant to the Act of May 2, 1945, P.L. 382, No. 164, known as the “Municipality Authorities Act of 1945.”

A flood which has a 1% chance of being equaled or exceeded in any given year (also called the “100-year flood” or “1% annual chance flood”).

A structure, other than a tower, that currently supports or houses an antenna, transceiver, or other associated equipment that constitutes part of a base station at the time the application is filed, even if the structure was not built for the sole or primary purpose of providing such support. It does not include structures that do not, at the time of application, support or house base station components.

A story partly underground, but having one-half or more of its height (measured from floor to ceiling) above the average finished grade level of the adjoining ground. A basement shall be counted as a story for the purposes of height measurement or for the determination of square footage or floor area only if the vertical distance between the ceiling and the average level of the adjoining ground is more than four feet, or if it is used for business or dwelling purposes. For purposes of the Floodplain Management Ordinance, the term “basement” shall mean any area of the building having its floor below ground level on all sides.

Any body granted jurisdiction under this Chapter or under the Pennsylvania Municipalities Planning Code, 53 P.S. §10101 et seq., to render final adjudications.

A person occupying any room or group of rooms forming a single, habitable unit used or intended to be used for living and sleeping, but not for cooking or eating purposes, and paying compensation for such room or rooms by prearrangement for a week or more at a time to an owner or operator. Any person occupying such room or rooms and paying such compensation without prearrangement for less than a week at a time shall be classified for purposes of this Chapter not as a roomer, boarder or lodger but as a guest of a commercial lodging establishment (motel, hotel, inn).

A structure under roof, used for the shelter or enclosure of persons, animals or property. The word “building” shall include any part thereof.

A subordinate building located on the same lot as a principal building and dearly incidental and subordinate to the principal building. Any portion of a principal building devoted or intended to be devoted to an accessory use is not an accessory building.

The ratio of the horizontal area measured from the exterior surface of the exterior walls of the ground floor of all principal and accessory buildings on a lot to the net lot area for that lot.

A vertical distance measured from the elevation of the average Finished grade at the front of the building to the highest point of the roof or the structure.

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

The line parallel to the street line or lot line at a distance there from equal to the depth of the minimum front, side, and/or rear yard required for the district in which the lot is located. For exceptions, see “lane lot.”

The minimum distance between two buildings. The minimum building spacing shall be measured from the outermost wall or projection, including bay windows, chimneys, flues, columns, ornamental features, cornices and gutters.

A plot of ground within a recreational camping park intended for the accommodation of a recreational vehicle, tent or other individual camping unit on a temporary basis.

A story partly underground and having more than one-half of its height (measured from floor to ceiling) below the average finished grade level of the adjoining ground. A cellar shall not be counted as a story for the purposes of height measurement or for the determination of square footage or floor area, nor shall it be used for dwelling, office or business purposes.

The mounting or installation of transmission equipment on an eligible support structure for the purpose of transmitting and/or receiving radio frequency signals (or other transmissions developed in the future) for communications purposes.

A small, temporary structure covered with glass or some other transparent material used to protect plants. A cold frame which remains on the ground for more than five months in a calendar year shall be considered a greenhouse (see “greenhouse”).

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

Any motor vehicle or combination used to transport passengers or property when the vehicle meets one or more of the following conditions:

A use permitted in a particular zoning district pursuant to the provisions of §§27-402.3 and 27-1109 of this Chapter.

Real estate, portions of which are designated for separate ownership and the remainder of which is designated for common ownership solely by the owners of those portions. Real estate is not a condominium unless the undivided interests in the common elements are vested in the unit owners. A condominium is a unit with all of the following characteristics:

A network of spatially or geographically separated antenna nodes that are connected to a common source (hub) through a transport or communication medium in order to provide wireless communication service in a specific locality.

Final adjudication of governing body or Zoning Hearing Board granted jurisdiction under this Chapter or the Pennsylvania Municipalities Planning Code, 53 P.S. §10101 et seq., to do so, 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 the County and Judicial [Court] District wherein the municipality lies.

The dismantling or tearing down of all or part of any buildings, foundations, walls, ruins, and any other features.

Density is a measure of the number of dwelling units per unit of area. It shall be expressed in dwelling units per acre. The measure is arrived at by dividing the number of dwelling units by the net buildable site area. See §27-512, “Table of Performance Standards,” for the density requirements for the various districts and §27-511, “Site Capacity Calculations,” for the calculations used to determine the net buildable site area.

Final action by an officer, body or agency charged with the administration of this Chapter or applications there under, except the following:

Any man-made change to improved or unimproved real estate including, but not limited to, buildings or other structures, mining, dredging, filling, grading, paving, excavation or drilling operations or the storage of materials or equipment.

A building containing one or more dwelling units.

Any room or group of rooms located within a building and forming a single, habitable unit with facilities used or intended to be used for living, sleeping, cooking and eating by one family.

A grant of the specified use of a parcel of land by the property owner to the public, a corporation or a person.

See “utilities.”

Any request for modification of an existing wireless support structure that involves:

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

A person who is employed or is engaged in any type of regular work activity. This term is utilized in the parking standards of this Chapter as a measure of the number of parking spaces required. It shall refer to the maximum number of employees on duty at any time, at a place of business, whether the employees are full or part time. If shifts are involved in which two shifts overlap, it refers to the total of both shifts.

An economic unit, generally at a single physical location, where business is conducted or services or industrial operations performed.

The area on the ground within a prescribed radius from the base of a commercial communications facility. The fall zone is the area within which there is a potential hazard from falling debris or the collapsing of the commercial communications facility. The fall zone shall be determined by the applicant’s engineer and reviewed by the Municipal Engineer.

Federal Communications Commission.

A flex building is a building or series of buildings which is part of a planned development wherein the building or buildings will be occupied by a variety of industrial, office and commercial uses.

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/or any area subject to the unusual and rapid accumulation of surface waters from any source. As per the Richland Township Floodplain Management Ordinance, “floodplain” is also known as “floodplain area.”

Soil types found in the latest version of the Soil Survey of Bucks County, Pennsylvania, prepared by the U.S. Department of Agriculture (Natural Resources Conservation Service), September, 2002, including all updates and revisions as being “on the floodplain” or “subject to flooding.” Floodplain soils include, but are not limited to: alluvial land; Alton gravelly loam, flooded; Bowmansville silt loam; Hatboro silt loam; marsh; Pope loam; Rowland silt loam.

See “area, floor.”

The ratio of the floor area to the net lot area.

A building, usually made of glass or some other transparent material, used for the cultivation, storage or protection of plants. A cold frame which remains on the ground for more than five months in a calendar year shall be considered a greenhouse.

The total floor area designed for tenant occupation and use, including basements, mezzanines, storage areas, and upper floors, if any, expressed in square feet and measured from the center line of common partitions and from outside wall faces.

An administrative proceeding conducted by the governing body or Zoning Hearing Board pursuant to §27-1110 of this Chapter.

The overall height of the facility from the base of the facility to the highest point of the facility including, but not limited to, antennas, transmitters, satellite dishes or any other structures affixed to or otherwise placed on the facility. If the base of the facility is not on ground level, the height of the facility shall include the base of the building or structure to which the facility is attached.

Any structure that is:

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 §27-405.H1.

Soils that are saturated, flooded, or ponded long enough during the growing season to develop anaerobic conditions that favor the potential growth and regeneration of wetlands vegetation. Wetlands vegetation is those plant species that have adapted to the saturated soils and periodic inundations occurring in wetlands. The soils classifications can be found in the latest version of the Soil Survey of Bucks County, Pennsylvania, prepared by the U.S. Department of Agriculture (Natural Resources Conservation Service), September, 2002, including all updates and revisions:

Impervious surfaces are those surfaces which do not absorb rain. All buildings, parking areas, driveways, roads, sidewalks, and any areas in concrete, asphalt, or packed stone shall be considered impervious surfaces within this definition. In addition, other areas determined by the Municipal Engineer to be impervious within the meaning of this definition shall also be classed as impervious surfaces.

The impervious surface ratio is a measure of the intensity of use of a piece of land. It is measured by dividing the total area of all impervious surfaces within the site by the net buildable site area.

A drawing, which does not necessarily require the services of a professional surveyor or engineer, by the owner or others showing the approximate locations of any existing and proposed features on the property.

An invasive plant is one which grows aggressively, spreads, displaces other plants and has generally been introduced from other continents. Lacking natural predators, disease, or other natural controls, these plants can dominate large areas, diminish and/or limit biodiversity, are expensive to control and are directly responsible for the extinction and loss of natural plants that have evolved in communities with other plants, wildlife, insects and microorganisms. The Pennsylvania Department of Conservation and Natural Resources maintains a periodically updated list of invasive plants that is available to the general public.

A permanent body of water, naturally occurring or man-made, covering an area of two or more acres. See §27-514.G.

The landside edge of lakes from established shoreline to an upland boundary (refer to §27-514.H).

A place where logs, felled as a result of forestry activities, are assembled for transportation in loads.

Animals commonly raised on farms such as cows, steers, sheep, goats, pigs, horses, ponies, donkeys or mules.

A parcel of land, including leaseholds 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 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. A lot for the purpose of this Chapter may or may not coincide with a lot of record.

Any boundary line of a lot.

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 with or without a permanent foundation.

A parcel of land in a mobile home park, improved with the necessary utility connections and other appurtenances necessary for the erection thereon of a single mobile/manufactured home.

The collocation, improvement, upgrade, expansion, removal, or replacement of an antenna or any other transmission equipment associated with the supporting structure.

A dwelling unit erected on a permanent foundation, made of one or more sections produced off-site and then assembled and completed on-site. The completed unit must meet the building code which is in effect and is considered to be real property. For the purposes of this Chapter, the term shall not include mobile/manufactured homes.

A CCF or site which consists of a single pole structure, designed and erected on the ground or on top of a structure to support communications antennas and related equipment.

Professional engineer licensed as such in the Commonwealth of Pennsylvania, duly appointed as the Engineer for Richland Township.

Any plan adopted by the municipality which identifies specific areas recommended for open space preservation. Such plans would include the open space plan for Richland Township, and any other open space plan duly adopted by the municipal governing body.

Any garbage, refuse, industrial or office waste and other material, including solid, liquid, semi-solid or contained gaseous material, resulting from operation of residential, municipal, commercial or institutional establishments and from community activities and any sludge not meeting the definition of residual or hazardous waste in the Solid Waste Management Act from a municipal, commercial or institutional water supply treatment plant, wastewater treatment plant or air pollution control facility. The term does not include source-separated recyclable materials.

A native plant is one that occurs naturally in an area without human intervention and that was growing in the area prior to the time of European settlement. Such plants are adapted to the local climate and tend to be more drought, disease and insect resistant than introduced varieties and they help preserve the balance and beauty of natural ecosystems. For purposes of this Chapter, the range of native plants shall be the Lower Delaware Valley, Piedmont-Coastal Plain areas; provided, however, that native plants from outside but close to that general area will satisfy the requirements of this Chapter with the approval of the Township’s landscape architect.

Any equipment that facilitates the transmission for any FCC licensed or authorized wireless commercial communications service, including but not limited to antennas, transmitters, receivers, cabling, power supplies, and accessory equipment associated with and necessary for their operation. This shall not include support structures, such as monopoles, poles, towers, etc.

A generally invasive plant that once declared noxious becomes illegal to sell, transport, plant or otherwise propagate within the Commonwealth. Lists of noxious weeds are periodically updated and are available from the Pennsylvania Noxious Weed List.

Open space (for the purposes of this Chapter) shall be defined as land that is required to be preserved under the B1 Single-Family Detached, B4 Single-Family Detached Enhanced Density, B5 Performance Standard Subdivision, B6 Mobile Home Park, and B7 Country Property Uses of this Chapter; or as required by §27-511.E. Open space land may be used for active recreation, passive recreation, resource protection, recreational or educational amenities, agriculture, horticulture, silviculture, equestrian use or buffers; and is subject to the provisions of this Chapter and the Subdivision and Land Development Ordinance [Chapter 22]. Land occupied by commercial, industrial, residential or other nonrecreational buildings or structures, roads or road rights-of-way, parking areas for nonrecreational uses, land reserved for future parking areas for nonrecreational uses, stormwater detention or retention basins required as part of nonrecreational uses, areas occupied by sewage disposal systems (including, but not limited to, community sewage treatment systems, spray fields and other sewage facilities) that are associated with nonrecreational uses, or the yards or lots of dwelling units shall not be counted towards meeting minimum open space requirements.

The total area of open space provided in the development divided by the net buildable site area of the site in which the open space is located.

The temporary storage of motor vehicles. For purposes of this Chapter, parking is provided for in the following forms:

A type of conservation development in which the developer may choose to develop a variety of housing types subject to the regulations in Parts 4 and 5 of this Chapter. Performance standard subdivisions allow the grouping or clustering of dwelling units, permitting a variety of housing types to encourage better, more flexible designs. The subdivision as a whole must meet prescribed standards for open space, density and impervious surfaces.

A permanent body of water, naturally occurring or man-made, covering an area of up to two acres. See §27-514.G.

The landside edge of ponds from established shoreline to an upland boundary. See §27-514.I.

A formal meeting held pursuant to public notice by the governing body or planning agency, intended to inform and obtain public comment prior to taking action in accordance with the Pennsylvania Municipalities Planning Code, 53 P.S. §10101 et seq.

A forum held pursuant to notice under the Act of July 3, 1986 (P.L. 388, No. 84) known as the “Sunshine Act.”

Notice published once each week for two successive weeks in a newspaper of general circulation in the municipality. 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 seven days from the date of the hearing.

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

See “demolition.”

A vehicle or piece of equipment intended primarily as temporary living quarters for recreational camping or travel use, whether self-powered or designed to be pulled or carried. The basic entities are, but are not limited to, the following: travel trailer, truck-mounted camper, motor home, folding tent camper, and autos, buses or trucks adapted for vacation use.

A parent, child, stepparent, stepchild, grandparent, grandchild, brother, sister, half-brother, half-sister, aunt, uncle, niece, nephew, stepbrother, stepsister, first cousin or foster child.

The replacement of nontower commercial communications facilities or transmission equipment on an existing wireless support structure or within an existing equipment compound due to maintenance, repair or technological advancement with equipment composed of the same wind loading and structural loading that is substantially similar in size, weight, and height as the commercial communications facility initially installed and that does not substantially change the physical dimensions of the existing wireless support structure.

A use which produces energy from natural resources such as sunlight, wind, and geothermal heat.

Any letter, review, memorandum, compilation, or similar writing made by any body, board, officer or consultant, other than a solicitor, to any other 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 their 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 production.

The surface of and the space above and below any real property in the Township set aside for streets, highways, avenues, roads, alleys, sidewalks, tunnels, viaducts, bridges, skyways, or any other public place, area or property under the control of the Township or Commonwealth, and any unrestricted public or utility easements established, dedicated, platted, improved or devoted for utility purposes, but excluding lands other than streets that are owned by the Township or Commonwealth. The phrase “in the Right(s)-of-Way” means in, on, over, along, above and/or under the right(s)-of-way.

The visible flicker effect when rotating wind turbine blades cast shadows on the ground and nearby structures causing the repeating pattern of light and shadow.

See Part 9.

A parcel or parcels of land intended to have one or more buildings or intended to be subdivided into one or more lots.

All land area within the site as defined in the deed. This area shall be from an actual site survey rather than from a deed description.

The maximum number of dwelling units, the maximum impervious surfaces, the buildable portion of the site, and the minimum open space as calculated under the provisions of §27-511, “Site Capacity Calculations.”

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

Debris left on the site after forestry activities, including logs, chunks, bark, branches, stumps, and broken understory or brush.

A device or combination of devices, structure(s), or part of a device or structure that transforms direct solar energy into thermal, chemical, or electrical energy.

Radiant energy (direct, diffuse, and/or reflected) received from the sun.

Any solar collector or other solar energy device, or any structural design feature, mounted on a building or on the ground, and whose primary purpose is to provide for the collection, storage, and/or distribution of solar energy for space heating or cooling, for water heating, or for electric generation.

A device containing one or more receptive cells, the purpose of which is to convert solar energy into usable electrical energy, heat water or other heat transfer mediums, produce hot air, or perform any other similar function by way of a solar energy system.

A use permitted in a particular zoning district pursuant to the provisions of §§27-402.2 and 27-1108 of this Chapter.

Areas where the average slope is 8% or greater, which because of this slope, are subject to high rates of stormwater runoff and therefore erosion. See §27-514.D.

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

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 building.

A public or private way used, or intended to be used, for passage or travel by motor vehicles. Streets are further classified by the functions they perform.

The line that is located between and that defines the boundary of the lot and the future right-of-way, as determined in §27-555 herein.

Any man-made object having an ascertainable stationary location on or in land or water, whether or not affixed to the land. Any unlicensed or uninspected enclosed trailer or truck body shall be considered to be a structure.

The layer of weathered material that underlies the topsoil.

The modifications or proposed modifications to the physical dimensions of a tower, tower-based CCF, or base station that meet any of the following criteria:

Damage from any cause sustained by a structure whereby the cost of restoring the structure to its before damaged condition would be equal or exceed 50% of the market value of the structure before the damage occurred.

Any reconstruction, rehabilitation, addition or other improvement of a structure, the cost of which exceeds 50% of the market value of the structure before the “start of construction” of the improvement. This term includes structures which have incurred “substantial damage” regardless of the actual repair work performed. This term does not, however, include either:

The upper portion of felled trees that is not merchantable because of size, taper, or defect.

The original upper layer of soil material to a depth of about six inches that is usually darker and richer in organic matter than the subsoil.

See “tower-based commercial communications facility.”

Any structure that is built and used for the sole or primary purpose of supporting one or more FCC-licensed or authorized antennas, and their associated facilities. DAS hub facilities are considered to be tower-based CCFs.

Richland Township, Bucks County, PA.

A nonmotorized vehicle designed to be hauled, and used for such purposes as holding materials, goods or objects.

See “nontower commercial communications facility.”

See “recreational vehicle.”

An area that is radial to the trunk of a tree in which no construction activity shall occur. The tree protection zone shall be 15 feet from the trunk of the tree to be retained, or the distance from the trunk to the dripline, whichever is greater. Where there is a group of trees or woodlands, the tree protection zone shall be the aggregate of the protection zones for the individual trees.

Any activity, occupation, business or operation carried on, or intended to be carried on, in a building or other structure or on a tract of land.

Those services customarily rendered by public utility corporations, municipalities, or municipal authorities, in the nature of electricity, gas, telephone, water and sewerage, including the appurtenances used in connection with the supplying of such services (buildings, wires, pipes, poles and the like).

Relief granted pursuant to the provisions of §27-1107 of this Chapter.

Those areas that are inundated and saturated by surface or ground water at a frequency and duration sufficient to support, and that under normal circumstances do support, a prevalence of vegetation typically adapted for life in saturated soil conditions, including swamps, marshes, bogs and similar areas. See §27-514.J.

The transitional area between the wetland boundary and the upland environment measured from the outer limit of the wetland vegetation to an upland boundary.

An electric generating system, whose main purpose is to supply electricity, consisting of a wind turbine and other accessory structures and buildings, including substations, metrological towers, electrical infrastructure, transmission lines, and other appurtenant structures and facilities.

A wind energy conversion system that converts wind energy into electricity through the use of a wind turbine generator, and includes the nacelle, rotor, blades, tower, and pad transformer, if any.

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

Wireless telecommunications services, such as, but not limited to, paging, cellular phones, internet, and other satellite telecommunication, which are generally operated by a service provider for commercial use. This excludes cable television services utilizing satellite delivery.

A freestanding structure, such as a tower-based CCF, monopole, tower, base station or any other support structure that could support the placement or installation of a commercial communications facility if approved by the Township.

Areas comprised of a ¼ acre or more of wooded land where the largest trees measure at least six inches dbh (diameter at breast height) at 4½ feet above the ground. Woodlands are also a grove of trees forming one canopy where 10 or more trees measure at least 10 inches dbh. The woodland shall be measured from the dripline of the outer trees.

See “demolition.”

An open space unobstructed from the ground up except for permitted projections and plantings, on the same lot with a structure, extending along a lot line or street line and inward to the structure. The size of a required yard shall be measured as the shortest distance between the structure and a lot line or street line.