A use of property, land, or buildings which is discontinued for a continuous period of 12 months absent any substantial external evidence of the intention to reestablish the use including but not necessarily limited to an insurance claim or governmental licensing proceedings.

See "structure, accessory."

See "use, accessory."

A means of providing ingress and egress to an area such as a driveway, sidewalk, pedestrian/bike path, trail or other similar facility.

A unit of area equal to 43,560 contiguous square feet.

The "Pennsylvania Municipalities Planning Code", Act 247 of 1968 (53 P.S. § 10101 et seq.).

The development of a new activity for a building originally designed or used for another purpose (see Figure 2-A).

Adult commercial uses shall include the following:

A residential dwelling unit that has been added onto, or created within, a single-family home or accessory structure, e.g., in a barn, and located on an agricultural use within the AP District.

An enterprise that is actively engaged in the commercial production and preparation for market of the resulting crops, livestock and livestock products, including canneries, tanneries, and slaughterhouses, and in the production, harvesting and preparation for market or use of the resulting agricultural, agronomic, horticultural, silvicultural, and aquacultural crops and commodities. The term includes an enterprise that implements changes in production practices and procedures or types of crops, livestock, livestock products or commodities produced consistent with practices and procedures that are normally engaged by farmers or are consistent with technological development within the agricultural industry.

A business related to or supporting agricultural activities.

The cultivation of soil and the raising and harvesting of products of the soil, including nurseries, horticulture, commercial greenhouses, forestry, dairy farming, and the raising of livestock, horses, and poultry not to exceed a combined total of 1,000 pounds per acre, or one animal equivalency unit (AEU) per acre, but excluding intensive agriculture.

Agricultural uses involving the processing or production of agricultural products with a certain density which meet either the Environmental Protection Agency's definition for Concentrated Animal Feeding Operations (CAFOs) or the Commonwealth of Pennsylvania's definition for Concentrated Animal Operations (CAOs) depending upon which type of operation is in place or a mushroom production facility, composting facility, slaughterhouse, tannery, rendering operation, commercial piggeries or similar facilities.

A minor way primarily for vehicular service access to the rear or side of two or more properties otherwise abutting a street.

A tract or area of land used principally as a location for permanent amusement structures or rides.

One thousand pounds live weight of livestock or poultry animals, regardless of the actual number of individual animals comprising the unit. [Pa. Code § 83.201[1]]

An animal equivalent unit per acre of cropland or acre of land suitable for application of animal manure. [Pa. Code § 83.201]

The keeping of more than 10 dogs or more than 20 cats, or a combination of dogs and cats equaling more than 15 animals, which are lost, strays, unwanted, unlicensed, or unowned, whether or not the shelter is for the purpose of eventual adoption of the animals or whether the shelter is run as a for-profit or nonprofit operation. For larger animals, usually kept in agricultural operations or used for processing food products, including but not limited to, horses, cattle, lamas, and emus, a use shall become an Animal Shelter when it reaches a greater threshold than as provided in § 350-1212, Keeping of animals, of this chapter. Animal shelters shall be operated in accordance with procedures accepted by animal rights groups such as the Large Animal Protection Society (LAPS) and the Society for the Prevention of Cruelty to Animals (SPCA) and the applicable state laws concerning cruelty to animals.

The vertical distance measured from grade to the highest point of the support structure or antenna, whichever is higher. If the support structure is on a sloped grade, then the lowest grade shall be used in calculating the height.

Any pole, telescoping mast, tower, tripod, or any other structure which supports a device used in the transmitting or receiving of frequency, signals or energy.

A structure that includes a transmitting, receiving, or relay tower, communication equipment and antenna, and support structures and accessory buildings or structures and related equipment that is licensed by the Federal Communications Commission (FCC) for the specified purpose of television, radio, or telephone communication beyond that which would be used for normal personal or residential use. Such uses shall include a digital, cellular, television, radio, microwave tower, wireless internet, or similar technology.

A parabolic, earth-based reflector, together with its pedestal and any other attachments and parts thereof, commonly referred to as a "dish antenna," used or intended to receive microwaves, radio waves, or electromagnetic waves from an overhead satellite.

A device, either freestanding or attached to a building, used for receiving frequency signals, including television and radio antennae, and which is not used for commercial broadcasting or communication purposes. Such devices shall include ham and citizens band radio antennae used by amateur radio operators.

See "dwelling."

A landowner or developer, as hereinafter defined, who has filed an application for development including his agents, heirs, executors, administrators, successors and assigns.

Every application, whether preliminary, tentative or final, required to be filed and approved prior to the start of construction or development, including but not limited to an application for a building permit, or the approval of a subdivision plot or plan or for the approval of a development plan.

A geologic formation, group of formations, or part of a formation that contains sufficient saturated, permeable material to yield useful quantities of groundwater to wells and springs.

Standards that control the height, density, intensity and location of structures, including, but not limited to setbacks or yard requirements.

A body politic (political body) and corporate (corporate policy) created pursuant to the act of May 2, 1945 (P.L. 382, No. 164), known as the Municipality Authorities Act of 1945.[2]

Establishments engaged in furnishing automotive repair services to the general public and which may include painting, body and fender shops, and customizing and auto detailing.

See "gasoline station," "service station," or "car wash."

The use of any building, land area, or other premise for the display and sale or rental of new or used automobiles, panel trucks, vans, recreational vehicles, recreational equipment, or automotive equipment. This shall be interpreted to include auto accessory sales but not the sale of junked automobiles or parts thereof.

A permanent roof-like structure, supported by a wall of a building generally above an entrance or window, but having no relationship to the building's roof, generally designed and constructed for protection against the weather.

Any building wherein the primary occupation or use is concerned with such businesses as banking, savings and loan associations, credit unions, loan companies, mortgage companies, investment companies, or freestanding money access machines.[3]

A basement is an enclosed area of a building partly or completely below grade which shall be considered a building story if the height of any of the perimeter walls is six feet or more above grade.

A single-family detached dwelling occupied by a resident innkeeper containing eight or fewer guest rooms for the temporary lodging of guests for compensation and providing to the guests such lodging services as maid service and accessory dining facilities, limited to the serving of breakfast.

Methods, measures or practices to prevent or reduce surface runoff and/or water pollution, including but not limited to, structural and nonstructural controls, operation and maintenance procedures, other requirements and scheduling and distribution of activities.

In general terms, it is the variety of plants and animals in a given habitat, or the variety of features found in a given population of one type of plant or animal. More technically it is the variety of species, the genetic variation within them, and the spectrum of ecological communities in which they occur. It is the sum total of compositional, structural and functional diversity of genes, species, and ecological communities. It can be described on a continuum of spatial and temporal scales; from local to global; from days to millennia.

A parcel of land bounded on all sides by any combination of streets, public park, railroad right-of-way, the corporate boundaries of West Caln Township, or any other barrier to the continuity of development. (See Figure 2-B)

Board of Supervisors of West Caln Township.

A strip of land adjacent to the lot line that separates incompatible uses where a visible separation is to be established.

A combination of materials to form a permanent structure having walls and a roof. Included shall be manufactured homes and mobile homes to be used for human habitation.

The relation of the total ground floor area of all buildings on a lot to the total area of the lot on which they are located; the percentage of the lot area covered by buildings. The total ground floor area shall be measured from the outside face of outside walls. Significant second floor overhangs of 16 square feet or larger shall be included in the building coverage calculation. (See Figure 2-E)

The lineal footage of a building face, which serves as the principal approach to a store or building and which building face fronts a public street, shopping center, driveway or pedestrian walkway.

A building's vertical measurement from the mean level of the finished grade surrounding the building to the point midway between the highest and lowest points of a sloped roof or measured from the highest flat surface of a flat roof, excluding signs, chimneys, parapets and/or mechanical equipment above the roof, such as stair or elevator penthouse and water towers and other items in § 350-1201G of this chapter. (See Figure 2-C).

An approval statement signed by the Zoning Officer or other authorized officer of the Township authorizing the construction, alteration, reconstruction, or restoration of all or a part of any building within the Township.

The line which establishes the minimum depth of the particular yard in question, for the particular district, as measured from the applicable lot line (see Figure 2-E).

A building (such as a private garage, private swimming pool and appurtenant bathhouse, private toolhouse or children's playhouse or a noncommercial greenhouse) which is subordinate and accessory to a principal building on the same lot and which is used for purposes customarily incidental to those of the principal building.

A building in which is conducted the principal use of the lot on which it is situated.

The necessity or duty of affirmatively producing and proving a fact or facts in dispute on an issue raised between the parties in a cause. The obligation of a party to establish by evidence a requisite degree of belief concerning a fact in the mind of the trier of fact or the court.

The diameter of a tree trunk measured at a point six inches above ground level.

A plot of ground upon which two or more campsites are located, established, or maintained for occupancy by camping units as temporary living quarters for recreation, education, or vacation purposes.

The surface of a street or alley available for vehicular traffic (see Figure 2-E).

Land used or intended to be used for the burial of deceased persons or animals, including columbariums (burial of ashes), mausoleums and mortuaries when operated in conjunction with the cemetery and within the boundaries of the cemetery or adjacent tracts.

A certificate issued and enforced by the Building/Zoning Officer or other authorized officer of the Township upon completion of the construction of a new building or upon a change or conversion of the structure or use of a building, which certifies compliance with all requirements and regulations as provided herein and with all other requirements herein incorporated by reference.

Prime agricultural soil classifications established by the United States Department of Agriculture as Agricultural Capability Units I, II, and III, as amended. The following prime agricultural soils are located within West Caln Township:

An area of unobstructed vision at street intersections defined as lines of sight between points at a given distance from the intersection of the street rights-of-way, cartways, or center lines (see Figure 2-D).

The removal of all trees and other vegetation on a site, or a portion of a site, not otherwise permitted under the terms of this chapter.

A club catering exclusively to members and their guests, or premises or buildings for dining, social, recreational and administrative purposes, provided there are no vending stands, merchandising or commercial activities except as required for the membership of such club. Clubs shall include, but not be limited to, service and political organizations, labor unions, social clubs, and athletic clubs.

An arrangement of residential structures that allows for grouping the structures by reducing lot area and yard requirements and incorporating the remaining area as open space (see Figure 2-F).

An indoor or outdoor facility for the burial of cremated remains.

Any communications antenna or communications tower, as defined herein, which is operated by any person, agency or corporation, or other entity, including a public utility regulated by the Public Utilities Commission (PUC) or any agency or franchise of West Caln Township, or any police, fire, emergency medical or emergency management agency, but not to include satellite dish antennae, defined as parabolic dishes designed for "receive only" viewing of satellite programs for private viewing, or radio and television antenna defined as freestanding or building-mounted antennae located on residential property designed to enhance radio or television reception for the residents of the dwelling.

A use of land, or improvements thereto, for the purpose or engaging in retail, wholesale, or service for profit.

A parcel or parcels of land or an area of water, or a combination of land and water, within a development site, designed and intended for the use or enjoyment of the residents of a development, not including streets, off-street parking areas, yards and areas set aside for public facilities.

Any structure, whether freestanding or attached to a building, designed to support one or more communications antennae, including, but not limited to self-supporting lattice towers, monopole towers, guyed towers, or one or more of the following mounts for antennae: rotatable platform, fixed platform, multi-point, side arm, and pipe mounts for microwave dishes. The term includes radio and television towers, alternative tower structures, and the like. The term includes the structure and any support thereto.

A space which will remain totally dry during flooding; the structure is designed and constructed to prevent the passage of water and water vapor.

Decomposed organic material.

A controlled process of degrading organic matter by microorganisms.

The compost produced is intended primarily for use on the premises where it is prepared.

A composting operation where the compost produced is not intended primarily for use on the premises where it is prepared or on premises owned by the same owner.

A long-range policy plan intended to guide the growth and development of West Caln Township and adopted as the West Caln Township Comprehensive Plan (1998) by the Board of Supervisors.

Agricultural operation with more than 1,000 animal equivalency units (AEUs); agricultural operation with animals with a discharge to surface waters during a storm event of less than twenty-five-year/twenty-four-hour storm; or a CAO with greater than 300 animal equivalency units (AEUs). [25 Pa. Code § 92a.2]

Agricultural operations where the animal density exceeds two animal equivalency units (AEUs) per acre on an annualized basis. [Pa. Code § 83.201].

See "use, conditional."

A form of ownership of real property including an undivided interest in a portion of a parcel, together with a separate interest in a space within a structure, subject to the provisions of the Pennsylvania Uniform Condominium Act of 1980 (68 Pa.C.S.A §§ 3101 through 3404).

The erection, rebuilding, renovation, repair, extension, expansion, alteration, demolition, or relocation of a building or structure, including the placement of mobile homes.

A retail activity designed to serve a local market which involves, but is not limited to, any of the following uses: delicatessen, small food market, or video tape rental.

Individual residential lots that encompass the entire development tract or area without retaining common open space associated with Cluster Development (see Figure 2-F).

An alteration of a building, structure or land by change of use, theretofore existing, to a new use which imposes other special provisions of a law governing building construction, equipment, exits, or zoning regulations.

The division of a single family detached dwelling into two or more dwelling units. For example, the conversion of a single-family home to two or more apartments.

A land use and growth management plan adopted by the Chester County Board of Commissioners, which establishes broad goals and criteria for municipalities to use in preparation of their Comprehensive Plans and land use regulations - Landscapes Policy Plan.

A major home occupation in which a private residence is used for the care and supervision of between four and six children or adults, not related to the caregiver.

Pennsylvania Department of Community and Economic Development.

The dismantling or tearing down of all or part of the exterior portion of a building or structure.

A permit issued indicating that an applicant may proceed with demolition in accordance with the provisions of this chapter.

The total land area of a tract, as defined by this chapter, divided by the total number of dwellings to be housed thereon, expressed in dwelling units (DU) per acre.

Pennsylvania Department of Environmental Protection or its successors.

Any final action of the Building/Zoning Officer, Township Engineer, Board of Supervisors, Planning Commission or other authorized Township officer constituting a final approval or disapproval with conditions of any application for a building permit or use permit or a decision relative to the provisions of this chapter, as specified within.

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

Any man-made change to improved or unimproved real estate, including but not limited to the construction, reconstruction, renovation, repair, expansion, or alteration of buildings or other structures; the placement of manufactured homes; streets, and other paving; utilities; filling, grading, and excavation; mining; dredging; drilling operations; storage of equipment or materials; and the subdivision of land.

The provisions for development, including a plat of subdivision, all covenants relating to use, location and bulk of buildings and other structures, intensity of use or density of development, streets, ways and parking facilities, common open space, public facilities, and other utilities.

The diameter of a tree trunk, measured at four feet from the ground surface at the point of the highest elevation in contact with the trunk of such tree.

The cessation of the use of property evident from continuous lack of maintenance or occupancy.

See "zoning, district."

A restaurant, bank, drugstore or other use that provides service to customers who remain seated in automobiles where customers are served either through an exterior window in the establishment, or directly to parked automobiles on the premises.

A private roadway providing access to a street.

Any building or other structure designed for, and occupied exclusively for, residential purposes, including an apartment and mobile home, but excluding rental units in a motel, rooming house, bed-and-breakfast, tourist home, institutional home, dormitory, and the like. It is the intention to include within the definition of dwelling, all recognized housing types, architectural types or styles, or combinations thereof, whether such housing units are for lease or for sale. Dwelling types include, but are not limited to, the following:

A single living space for one family, excluding individual rental units in a motel, rooming house, tourist homes, institutional home, dormitory, and the like.

An interest in land owned by another that entitles the holder of the easement to a specific use or enjoyment of the land.

Use of land or building(s) for the establishment and maintenance of a public or private college, secondary, or elementary school, or other educational institution for the primary purpose of instruction and learning. A use requiring certification, licensing, or review by the Pennsylvania Department of Education.

The effective date of this chapter is five days after its adoption, except that with respect to the subject matter of any amendment, the effective date of this chapter shall mean five days after the date upon which the particular amendment was adopted.

Planting of deciduous and evergreen trees and shrubs not less than five feet in initial height and capable of attaining a height and width of not less than 10 feet wherein not less than 50% of the plants shall be evergreen mixed throughout the length of such screen, so arranged or placed as to divert attention from, or obstruct at least 85% of an otherwise clear view of, an objectionable or incompatible use or activity during all seasons of the year. A wall or fence in combination with the aforementioned plantings may be used as an effective screen where required for parking and loading areas. The Effective Screen shall be in accordance with plans and specifications prepared by a Registered Landscape Architect and shall be compatible with the landscaping on the lot and approved by the Township Building/Zoning Officer.

Buildings or structures and equipment erected and used for the purpose of transmission, switching or transforming of electrical current between customers and the Utility Company facilities, not including the storage of materials, trucks, repair facilities or housing of repair crews, such buildings or structures being appropriately planted or screened to blend the installation with the surrounding landscape.

A space which will remain dry during flooding, except for the passage of some water vapor or minor seepage; the structure is substantially impermeable to the passage of water.

Also called "non-native species," are plants that are not native to the United States but have become naturalized and reproduce in the wild without human intervention. Species that are not native to a region within the United States are also regarded as exotic.

A family is defined as:

A private property land right, also referred to as fee simple absolute, whereby a property owner is entitled to the entire property and unlimited as to duration, disposition and descendibility.

Federal Emergency Management Agency.

Material, exclusive of structures, placed or deposited to form an embankment or to raise the surface elevation of the land. Clean fill shall be defined by standards set forth by the Pennsylvania Department of Environmental Protection (PaDEP).

An interior lot, which is connected to a public street, highway or public right-of way by a minimum thirty-five-foot wide strip of land connecting the main portion of the lot with the aforesaid public street, highway of public right-of-way. The connecting strip of the lot shall be in fee simple ownership and may not be used for measuring the building setback line and may not be counted as part of the minimum lot area required under this chapter. Easements may be used as a substitute for the required fee simple ownership of the access strip, as approved by the Board of Supervisors. The front building setback line shall be measured from the front lot line which shall be the lot line most parallel and closest to the street right-of-way at the nearest point to the right-of-way where the lot attains substantially the minimum required lot width, and excluding that portion of the lot and lot lines included in the flag strip. Flag lots shall also meet regulations of this chapter and Chapter 300, Subdivision and Land Development. (See Figure 2-B)[4]

The total area of all floors as measured to the outside surfaces of exterior walls, or from the center line of party walls separating two buildings, but excluding crawl spaces, garages, carports, attics without floors, open porches, terraces, cellars, or any interior space where the floor to ceiling height is less than six feet.

A unit of light intensity stated in lumens per square foot and measurable with an illuminance meter, aka light meter.

The management of forests and timberlands when practiced in accordance with accepted silvicultural principles, through developing, cultivating, harvesting, transporting and selling trees for commercial purposes, which does not involve any land development.

The length of a front lot line coinciding with a street line.

An accessory structure to a principal building, either attached to it or separate, or part of the principal building and used only for parking or storage of motor vehicles and not for the commercial repair or maintenance of motor vehicles.

An accessory use for the temporary display and sale of goods and craft items on a residentially used property.

An area of land, including structures thereon, or any building or part thereof, used for the retail sale of motor vehicle fuel or accessories, and which may or may not include facilities for lubricating, washing, or otherwise servicing or repairing motor vehicles as well as the sale of convenience store items, but which shall not include painting or body and fender repairs, or the storage for sale of new or used motor vehicles.

The sensation of brightness within the visual field that causes an annoyance, discomfort, or loss in visual performance, visibility, and/or the ability to focus to the eye.

A reference plane representing the average of finished ground level adjoining a building at exterior walls or other structure, such as, but not limited to, a sign or swimming pool. Where the finished ground level slopes away from the exterior walls of a building or base of a structure, the reference plane shall be established by the lowest points six feet from the building, or two feet from the base of a structure, whichever is more restrictive.

The changing of the surface of the ground by excavation or fill or a combination thereof; the act of moving earth.

A building whose roof and sides are made largely of glass or other transparent or translucent material and in which the temperature or humidity can be regulated for the cultivation of plants for subsequent sale.

The floor area of a building or structure which is used for or related to a business or use conducted within the building or structure, including all customer and sales areas, lavatory areas, individual business corridors, and offices and related accessory space such as office closets and kitchens, but excluding areas used to keep stock and inventory, basement storage areas, elevator shafts, stairwells, first floor lobby and other shared public corridors, and areas dedicated to heating, air conditioning, and other utility or equipment areas necessary for building operation. The combined excluded area shall not exceed 1,000 square feet.

The floor of a building most nearly on a level with the surrounding land surface; often called also the first floor.

The supply of water contained in interconnected pores located below the water table in an aquifer or geologic formation that forms the natural reservoir for potable water. Groundwater sources include: infiltration of precipitation, streams, lakes, or other water sources.

The replenishment of water, contained in interconnected pores located below the water table in an aquifer or geologic formation, from the infiltration of precipitation, streams, lakes, or other water sources.

A hedgerow is a linear plant community dominated by trees and/or shrubs. Hedgerows often occur along roads, fence lines, property lines, or between fields, and may occur naturally or be specially planted (e.g., as a windbreak). For the purposes of this chapter, hedgerows are considered woodlands and regulated as such.

Any building, structure, or site that is:

A business or commercial activity conducted for profit by persons residing on the premises that is clearly secondary to the existing primary residential use of the property. There shall be two categories of home occupations/home-based businesses: major and minor/no-impact. For the purposes of this chapter, the general term "home occupation" shall include "home-based business", and the term "minor home occupation" shall include "no-impact home based business", and likewise the term "major home occupation" shall include "major home based business". Such uses shall be permitted when in accordance with the following standards:

A non profit organization comprised of homeowners or property owners, planned and operated under negotiated and approved rules and regulations, for the purpose of administering the needs of residents through the maintenance of community owned property.

A building used for the purpose of providing for compensation temporary lodging to the public, with or without meals, and having lodging accommodations in which access to guest rooms is from an interior lobby, corridor, or hallway accessed through a common entrance, or access to guest rooms may be from the exterior through individual exterior entrances by way of a common walkway or corridor.

A facility designed primarily for conventions, meetings, and related exhibits of business associations, civic groups, and similar organizations, or for training employees of a corporation or other organization and which may include meals and lodging to attendees of meetings, conferences, or conventions.

Any vehicle used for temporary living or sleeping purposes for transient use.

Domesticated animals normally considered to be kept in or in conjunction with a dwelling unit for the pleasures of the resident family, such as dogs, cats, small birds, gerbils and other similar pets normally sold by retail pet stores.

The floodplain area specifically identified in this chapter as being inundated by the 100-year flood.

Land that is occupied by principal and accessory structures, streets, driveways, parking areas and other similar surfaces that prohibit or slow the percolation and infiltration of water into the soil.

A grouping of two or more industrial establishments on a lot held in single and separate ownership.

A lawful nonprofit or public establishment involving building and grounds, including but not limited to schools, museums, places of worship, convents, retreats, and nursing homes.

A species that has become a weed pest, a plant that grows aggressively, spreads, and displaces other plants. Invasive plants tend to appear on disturbed ground, and the most aggressive can actually invade existing ecosystems. Invasive plants are generally undesirable because they are difficult to control, can escape from cultivation, and can dominate areas. In short, invasive plant infestations can be extremely expensive to control, as well as environmentally destructive. They can be native or exotic species. A list of invasive plant species is included in Appendix A.

An area of land with or without buildings used for storage of used and discarded materials, including but not limited to, wastepaper, rags, metal building materials, home furnishings, machinery, vehicles or parts thereof, with or without the dismantling processing, salvage, sale or other use or disposition of the same. The deposit or storage on a lot of two or more unlicensed, wrecked, or disabled vehicles, or the major part thereof, is considered a junkyard.

The use of land, building, or structure where eight or more cats or dogs or a combination thereof totaling more than eight animals, 10 weeks of age or older are kept for remuneration for boarding, grooming, breeding, training and/or selling purposes on a single lot or contiguous lots under single ownership or lease.

A building or group of buildings in which are located the facilities for scientific research, investigation, testing and experimentation, but not including the manufacture of products for sale. Research on animals in West Caln Township is highly discouraged, and any such research shall be performed in accordance with applicable federal and state laws.

Any one of the following activities:

Any activity which exposes soils, alters topography and/or alters vegetation, except for removal of hazardous or invasive vegetation. See "woodland disturbance."

The legal, equitable, or beneficial owner or owners of land including the holder of an option or contract to purchase (whether or not such option or contract is subject to any conditions), a lessee if he is authorized under the lease to exercise the rights of the landowner, or other person having a proprietary interest in the land.

The planting of turf or other appropriate ground cover or the planting of deciduous and evergreen trees and shrubbery, including the maintenance thereof, for control of erosion, retention of precipitation, protection against the elements, and promotion of human comfort and welfare.

A form of residential use designed and operated for mature adults containing certain support facilities which could include a combination of a senior center, independent living, personal care, and/or acute care.

Animals of any size kept or raised for agricultural purposes. This includes, but is not limited to: cattle, sheep, hogs, goats, horses, poultry, furbearers, and fish.

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

A designated parcel, tract or area of land established by a plat or otherwise as permitted by law and to be used, developed or built upon as a unit. A parcel of land which is occupied or is to be occupied by one principal.

For the purposes of this chapter, the area of land contained within the limits of the property lines bounding a lot or tract, as shown on a deed, survey, plot, subdivision or land development plan, excluding any portion of a lot included in street and railroad rights-of-way, utility easements, stormwater management areas, and access easements.

The entire area of a lot or tract.

The area of a lot or tract exclusive of:

The percentage of lot area covered by any and all impervious materials, such as buildings, paved parking areas, paved walks, terraces and similar surfaces which do not normally absorb rainfall.

A property boundary line of any lot held in single and separate ownership, or intended to be held in single and separate ownership, except that, in the case of any lot abutting the street, the lot line for such portion of the lot that abuts such street shall be deemed to be the same as the street line, and shall not be the center line of the street or any other line within the street lines even though such may be the property boundary line in a deed.

The lot line abutting a street and coinciding with the street line, and in the case of a corner lot, two such front lot lines shall be provided.

A lot line opposite and most distant from the front lot line; if the rear lot line is less than 10 feet in length, or if the lot forms a point at the rear, the rear lot line shall be deemed to be a line 10 feet in length within the lot, parallel to and at the maximum distance from the front lot line (see Figure 2-E).

Any lot line not a front or rear lot line (see Figure 2-E).

The distance, in feet, between the two opposite side lot lines, measured at and parallel to the building setback line (see Figure 2-E).[5]

A lot at the junction of and abutting two or more intersecting streets where the interior angle of intersection does not exceed 135°. A lot abutting a curved street shall be deemed a corner lot if the tangents to the curve at the points of intersection of the side lot lines within the street lines intersect at an interior angle of less than 135°. Each yard abutting a street shall be considered a front yard, and the remaining yards shall include a rear yard, opposite the street to which the United States Postal Service (USPS) mailing address is assigned, and a side yard, the remaining yard opposite the other street (see Figure 2-B).

A lot extending between and having frontage on two generally parallel streets.

Lots which are situated between two generally parallel streets, but provide vehicular access solely from the street with the lesser road functional classification, as specified in the Township Comprehensive Plan.

See "modular housing unit."

Establishments engaged in the mechanical or chemical transformation of materials or substances into new products, including the assembling of component parts, creation of products, and blending of materials, such as, but not limited to, lubricating oils, plastics, resins, or liquid.

Animal excrement used for fertilizing land.

A permanent roof-like structure, supported by a wall of a building generally above an entrance but having no relationship to the roof structure in the case of a marquee, or supported by freestanding pylon as in the case of an outdoor service or retail area, generally designed and constructed for protection against the weather in the case of a canopy.

Any aggregate or mass of mineral matter, whether or not coherent. The term includes, but is not limited to, limestone and dolomite, sand and gravel, rock and stone, earth, fill, slag, iron ore, vermiculite and clay, anthracite and bituminous coal, coal refuse, peat and crude oil and natural gas.

The replacement of existing work with equivalent materials for the purpose of its routine maintenance and upkeep, but not including the cutting away of any wall, partition or portion thereof, the removal or cutting of any structural beam or bearing support, or the removal or change of any required means of egress, or rearrangement of parts of a structure affecting the exitway requirements; nor shall minor repairs include addition to, alteration of, replacement or relocation of any standpipe, water supply, sewer, drainage, drain leader, gas, oil, waste, vent, or similar piping, electric wiring or mechanical or other work affecting public health or general safety.

The use of a building or a lot for two or more principal uses.

A structure, transportable in one or more sections, which is built on a permanent chassis, and is designed for use as a single-family dwelling with or without a permanent foundation when attached to the required utilities. The term includes park trailers, travel trailers, recreational and other similar vehicles which are placed on a site for more than 180 consecutive days.

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.

A parcel or contiguous parcels of land which has been so designated and improved that it contains two or more mobile home lots for the placement thereon of mobile homes.

A modular (manufactured, fabricated) housing unit is considered to be a single family detached residential dwelling provided that said unit shall be factory certified by BOCA (Building Officials and Code Administrators International, Inc.) or other applicable industry standards, and is assembled in part via factory sections being combined at the site and intended to be permanent and nontransportable.

A building containing three or more dwelling units, including units that are located one over the other. Multifamily buildings include apartments, townhouses, condominiums, and quadraplexes.

A plan developed and adopted by any number of contiguous municipalities, including a joint municipal plan as authorized by Act 247.

See "authority, municipal."

A professional engineer licensed as such in the Commonwealth of Pennsylvania, duly appointed each year as the engineer for West Caln Township.

Any building, structure, facility, complex, area, or use, provided, constructed, or maintained by the municipal government of West Caln Township, Chester County, Pennsylvania.

A specialized form of agriculture involving the raising and harvesting of mushrooms, carried on inside buildings, including accessory operations such as, but not limited to, composting, pasteurization, packaging and shipping.

A species of plant that currently or previously inhabited or grew in a specified location, and which was not introduced to that location as a result of human activity, either intentional or accidental. The term "native" species generally refers to a species whose range was located within a large area such as a continent or a nation. The term "indigenous" species is typically used to refer to a species whose original range extended into a smaller area such as a state, county, or watershed.

For the purposes of this chapter, these include water bodies, watercourses, floodplains, alluvial soils, wetlands, hydric soils, moderately steep and very steep slopes, riparian forest buffers, Class I, II, and III agricultural soils, woodlands, hedgerows, and specimen vegetation.

The technique in which natural resources and other unusable areas of a lot or tract are subtracted out of the gross lot area or gross tract area prior to the determination of density or allowable number of dwelling units.

Structures for which the start of construction commenced on or after September 5, 1978 and includes any subsequent improvements thereto.

A lot, the area or yard/setback of which fails to conform to the applicable requirements of the zoning district of this chapter in which it is located or any amendment hereafter enacted, where such lot was lawful prior to the enactment of such chapter or subsequent amendments.

A structure or part of a structure, which does not comply with the applicable provisions of this chapter or any amendment hereafter enacted, where such structure lawfully existed prior to the enactment of such chapter or subsequent amendments. Such nonconforming structures include, but are not limited to, nonconforming signs.

A use, whether of land or of structure, which does not comply with the applicable use provisions of this chapter or any amendment hereafter enacted, where such use lawfully existed prior to the enactment of such chapter or subsequent amendments.

A building or other structure, use or lot which by reason of design, size or use, does not comply with the applicable use or area and bulk requirements of this chapter or amendment thereto, hereafter enacted where such nonconformity was lawfully in existence prior to the application of such chapter or amendment to its location by reason of annexation.

A tract or lot within the Agricultural Preservation District containing less than 10 acres, and containing one or more dwelling units or devoted to uses other than agricultural or residential.

See "invasive plant species."

A facility providing housing and care of persons in need of specialized care and attention, bed care, or chronic or convalescent care who, by reasons of illness, physical infirmity or age, are unable to properly care for themselves, but which does not necessarily meet hospital level of services.

An area undergoing natural succession characterized by the presence of herbs, shrubs, and small trees (seedlings) whose branches do not form a complete or nearly complete canopy.

The unoccupied area of a lot. Open space does not include the areas of principal and accessory structures, streets, driveways, or parking areas. Open space may include areas occupied by walkways, common use patios and porches without roofs, playgrounds and other areas occupied by outdoor recreation or play apparatus, gardens, and trees within the common open space area.

See "common open space."

An outdoor patio area of an associated restaurant or tavern used for the express purpose of furnishing food and beverages to the public to be consumed on the premises, and directly abutting and on the same lot as the principal building in which the associated restaurant or tavern licensed by the Chester County Health Department and/or, as applicable, by the Pennsylvania Liquor Control Board pursuant to the regulations of the said Board (40 Pa. Code) to conduct business on the above-mentioned premises is located.

Pennsylvania Department of Environmental Protection, or its successors.

The extension of the main walls of a building above the roof level.

See "lot."

A tract of land containing at least 10 acres devoted to agricultural uses, together with a dwelling and accessory uses, located in the Agricultural Preservation District on the effective date of this chapter, and held in single and separate ownership.

A contiguous tract of land containing at least 10 acres located in the Agricultural Preservation District on the effective date of this chapter, and held in single and separate ownership.

An off-street surfaced area designed solely for the parking of motor vehicles, including driveways, passageways and maneuvering space appurtenant thereto.

A space located off the public right-of-way designed and designated for parking a single motor vehicle.

A common shared wall between two separate structures, buildings, or dwelling units.

An open paved or gravel area or deck constructed of wood or other material usually attached to, or part of, and directly accessible to or from a building.

Areas, excluding buildings, surfaced with concrete, paving brick, bituminous, or other such material, to create a dustless, all-weather surface.

See "Act 247."

An individual, partnership, public or private association or corporation, firm, trust, estate, municipality, governmental unit, public utility or any other legal entity whatsoever, which is recognized by law as the subject of rights and duties.

A building used for public worship by a congregation, excluding buildings used exclusively for residential, educational, burial, recreational or other uses not normally associated with worship.

The Planning Commission of West Caln Township, Chester County, Pennsylvania.

The map or plan of a subdivision or land development, whether preliminary or final.

The final plat, or engineering layout of streets and lots, easements, common open spaces and public grounds, which as been duly approved by all necessary officials and bodies, and recorded in the Office of the Recorder of Deeds of Chester County, West Chester, Pennsylvania.

A roofed open area, which may be screened, usually attached to, or part of, and directly accessible to or from a building.

When used in connection with natural and historic resources, this shall include means to conserve and safeguard these resources from wasteful or destructive use but shall not be interpreted to authorize the unreasonable restriction of forestry, mining, or other lawful uses of natural resources.

Land used for agricultural purposes that contains soils of the first, second, or third class as defined by the United States Department of Agriculture Natural Resource and Conservation Services County Soil Survey.

The single dominant use or single main use on a lot.

Any activity limited to members of an organization or to persons specifically invited where no advertisement or inducement has been made to the general public.

A privately owned driveway which shall be limited to access for not more than two residential dwelling units or access for not more than two other permitted principal uses within any residential district.

See "street, private."

Any use in which the general public is involved.

Public grounds are defined as the following:

A formal meeting held pursuant to public notice by the Board of Supervisors of West Caln Township or the Planning Commission of West Caln Township, intended to inform and obtain public comment, prior to taking action.

A designated growth area and all or any portion of a future growth area described in a county or multi-municipal Comprehensive Plan where public infrastructure services will be provided and outside of which such public infrastructure services will not be required to be publicly financed.

Services that are provided to areas with densities of one or more units to the acre, which may include sanitary sewers and facilities for the collection and treatment of sewage, water lines and facilities for the pumping and treating of water, parks and open space, streets and sidewalks, public transportation and other services that may be appropriated within a growth area, but shall exclude fire protection and emergency medical services and other services required to protect the health and safety of residents.

A forum held pursuant to notice under 65 Pa.C.S.A. Chapter 7 (Relating to open meetings).

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

Any building, structure, facility, complex, or area used by the general public or which provides a service to the public, whether constructed by a state, county, or municipal government agency, or any private individual, partnership, association, corporation, or other organization.

See "antenna, radio or television."

Any or all work needed to rebuild all or a part of any building to a sound condition, but not necessarily of original materials.

Those recreational pursuits which require physical alteration to the area in which they are performed. Such areas are intensively used and include, but are not limited to, playgrounds, ball courts, ball fields, and swimming pools.

The use of a building or part thereof for indoor sports such as bowling, tennis, racquetball, squash, indoor basketball, indoor swimming, and those sports activities usually conducted indoors, but excluding activities that as to surrounding residents may be dangerous or disturbing.

A recreational use and associated facilities designed and equipped for the conduct of sports and leisure-time activities, including swimming, tennis, and other court games, baseball and other field sports, playground and other outdoor activities, but excluding amusement parks, go-cart tracks, and other activities which generate noise objectionable to or may be dangerous within a residential environment.

Recreational pursuits which can be carried out with little alteration or disruption of the area in which they are performed. Such uses include, but are not limited to, hiking, biking, environmental education activity, and picnicking.

Recreational equipment of a size and type that requires a trailer and/or motorized vehicle to transport for usage. This includes, but is not limited to, motorcycles, all-terrain vehicles, snowmobiles, portable aircraft, and recreational watercraft.

A vehicle that is:

A business that accumulates material such as paper, glass, aluminum, and plastic that is no longer useful for its original purpose. The materials are then transported off the premises to be manufactured into a new product. A place for the collection and storage of materials suitable for recycling into usable products of the like, kind and quality of the materials collected.

The restocking of an area with forest trees, including natural regeneration, as well as tree planting.

A nonprofit use of land or a building as a place of worship, convent, monastery or similar religious institution or use, including rectory and parish house.

An individual commercial or institutional space offered for rent or lease within a motel, hotel, rooming house, tourist home, institutional home, bed-and-breakfast, apartment building, dormitory, or in a professional or commercial office building.

Flood-related damages sustained by a structure on two separate occasions during a ten-year period for which the cost of repairs at the time of each such flood event, on average, equals or exceeds 25% of the market value of the structure before the damages occurred.

A farmer that lives on and farms the same parcel of land or a contiguous set of parcels.

See "conversion, residential."

A use of land, or improvements thereto, for a home, abode, or place where an individual is actually living at a specific point in time.

A place of business serving food and beverages prepared for consumption and providing table or sit-down service and/or counter service.

Establishments engaged in selling goods or merchandise to the general public for personal or household consumption and vending service incidental to the sale of such goods, such as, but not limited to, hardware stores, pharmacy, magazine/bookstore, florist or clothing store.

A residential complex designed and operated for mature adults, and which meets the definition of "housing for older persons" as set forth in the Fair Housing Amendments Act of 1988, that may include one or any combination of life care facility, nursing home, or retirement housing uses.

A combination of individual dwelling units in any combination of single-family, two-family, townhouse or multifamily buildings which is designed for adults and which meets the definition of "housing for older persons" as set forth in the Fair Housing Amendments Act of 1988, and may include a community center consisting of one or more buildings in which accessory uses may be permitted.

Land reserved for an easement, street, alley, walkway, crosswalk or other public or private purpose (see Figure 2-E).

The right-of-way deemed appropriate to provide adequate width for future street improvements.

The existing right-of-way of dedicated streets as established by the Commonwealth of Pennsylvania or other appropriate governing authority.

A riparian forest buffer is an area of trees and other vegetation adjacent to a watercourse that forms a transition area between the aquatic and terrestrial environment. For the purpose of this chapter, the riparian forest buffer shall be divided into two zones (see Figure 2-I):

A designation in the West Caln Comprehensive Plan, given a road in accordance with its function as a carrier of traffic and from which specific setback distances and other regulations in this chapter apply. Classifications for new roads within the Township, or roads not designated in the current Township Comprehensive Plan, shall be determined by the Board of Supervisors after recommendation by the Planning Commission. For the purpose of this chapter, the following six classifications shall apply based on the West Caln Township Comprehensive Plan, Chapter 6 - Transportation and Circulation Plan, 1998:

A dwelling in which weekly or monthly sleeping accommodations are provided for rent to less than 10 persons, whether or not the serving of meals is included.

A lot or portion of a lot used for deposit and storage of refuse and in which all exposed refuse is covered with a minimum of six inches of earth. A sanitary landfill shall be operated in accordance with standards established by, and shall be subject to inspection by, the Pennsylvania Department of Health and Pennsylvania Department of Environmental Protection.

A visual barrier shielding or obscuring one abutting or nearby structure or use (e.g., dumpster, trash storage area, junkyard) from another by the use of fencing, walls, berms, densely planted vegetation, or a combination thereof. In any case, the material or combination of materials chosen to be used in the screen as a general guideline should have a minimum standard of 85% obstruction or screen, or except as otherwise permitted in this chapter as determined by the Township Engineer.

A secondary business operated on an agricultural parcel or tract, related to or supporting agricultural activities, such as blacksmithing, farm equipment repair, cabinetmaking, carpentry, etc.

The felling of certain, but not all trees, in an area for the purpose of removing dead, diseased, damaged, mature, or marketable timber or for improving the quality of a tree stand. The removal of more than 35% of trees in an area shall be defined as "selective harvesting" and the requirements for a timber harvesting operation shall apply.

Storage units provided for lease to the public for the purpose of storage of personal property generally stored in residential structures and in which each storage unit may have direct access from the outside, or where the individual storage units are contained within a building, each unit accessible through common hallways or corridors and where units frequently are climate controlled.

A line established by this chapter parallel to and at a prescribed distance from a public or private street, which determines an area within which no structure may be erected.

Any substance that contains any waste products, commercial or industrial waste, or excrementitious matter or discharge from the bodies of human beings or animals, or any noxious or deleterious substances being harmful or inimical to public health or to animal or aquatic life, including but not limited to laundry, bathroom, and kitchen wastewater.

A use containing three or more retail uses located in one building or on a single lot and preplanned and designed as a complex of related structures and circulation patterns.

The maximum extent of unobstructed vision (in a vertical or horizontal plan) along a street from a vehicle located at any given point on the street.

Any permanent or temporary structure or part thereof or any device attached, painted or represented, directly or indirectly, on a structure or other surface that displays or includes any letter, word, insignia, flag, or representation used as or which is in the nature of an advertisement, announcement, visual communication, direction, or which is designed to attract the eye or bring the subject to the attention of the public. National flags, flags of political subdivisions, and symbolic flags of any business or institution or business, or cornerstones built into a wall of a building shall not be considered signs for the purpose of this chapter.

The distance from the existing ground elevation at the base of, or immediately below the sign, to the highest point of the sign structure (see Figure 2-K).

Sign types shall be as follows:

The total area on which the name, advertising material and/or logo or other representation is located, together with all moldings, battens, cappings, nailing strips, latticing, and platforms which are attached to the area on which the name, advertising material and/or logo is placed. In the case of signs which are composed of letters, words or representations only, as in the case of such material affixed to a building and which are not physically enclosed within a frame, the sign shall be considered to include as area, a square or rectangle drawn at the outer limits of the letters or representations (see Figure 2-J).

The development and/or maintenance of a forest or wooded preserve.

The ownership of a property by any person, partnership, or corporation, in which the ownership is separate and distinct from that of any adjoining property.

All refuse including garbage and trash, and all material which is putrescible and originating from the preparation, cooking and consumption of food and market produce.

See "use, special exception."

Unique, rare or otherwise specifically selected trees or vegetation which most typically represent a whole class or group, specifically in shape, form, or historical importance. Any tree or other vegetation determined to be of specimen quality by a registered landscape architect or which generally falls within the parameters of § 350-1002D(1)(a). The examples of specimen trees included in that section are intended to provide general guidelines and examples of what constitutes a specimen tree and are not considered all-inclusive for the purpose of defining a specimen tree.

For the purposes of this chapter, a stable is:

For the purposes of this chapter, steep slopes are divided into two categories:

The keeping of used or new products, merchandise, materials, equipment or vehicles for a continuous period greater than eight hours. Excluded from this definition are the following:

A one-story enclosed roofed structure with one side for access to be used for the purpose of storage. See "storage."

The keeping of goods or materials for present or future use in an area unprotected from the elements.

That portion of a building comprised between the surface of any floor and the surface of any floor or roof next above.

See "watercourse."

Includes street, avenue, boulevard, road, highway, freeway, parkway, lane, alley, viaduct, and any other ways used or intended to be used by vehicular traffic or pedestrians, whether public or private.

The right-of-way, or the dividing line between a lot and the outside boundary of a public street, road or highway, legally open or officially plotted, or between a lot and outside the boundary of a privately owned street, road or way over which the owners or tenants of two or more lots each held in single and separate ownership have the right-of-way (see Figure 2-E).

A line which is an equal distance from both street lines unless officially designated otherwise (see Figure 2-E).

A thoroughfare serving abutting lots held in single and separate ownership and not deeded or dedicated to the Township.

A public thoroughfare which has been dedicated and deeded to the Township and which affords the principal means of access to the abutting property.

A street which has access to an existing public road and circulation system only at one point. A single access street includes culs-de-sac, loop roads, and dead end streets.

Any change in or addition to the supporting or structural members of a building or other structure, such as, but not limited to, the bearing walls, partitions, columns, beams or girders, or any change which could convert an existing building or other structure into a different structure, or adapt it to a different use, or which, in the case of a nonconforming building or other structure, would prolong the life of such building or other structure.

One or more buildings enclosed by continuous exterior walls and a continuous roof.

Any man-made object having an ascertainable stationary location on or in land or water, whether public or private, including, but not limited to, buildings, sheds, mobile homes, signs, fences or walls, antennae, porches, platforms, tennis courts, swimming pools, tanks, and towers, and similar items.

A structure subordinate to the principal use or structure on the lot or tract and used for purposes customarily incidental to those of the principal use or structure.

A structure without foundation or footings which is removed when the designated time period, activity, or use for which the temporary structure was erected has ceased.

The division or re-division of a lot, tract or parcel of land by any means into two or more lots, tracts, parcels or other divisions of land including, but not necessarily limited to, changes in existing lot lines for the purpose, whether immediate or future, of lease, partition by the court for distribution to heirs or devisees, transfer of ownership or building or lot development: provided, however, that the subdivision by lease of land for agricultural purposes into parcels of more than 10 acres, not involving any new street or easement of access or any residential dwelling, shall be exempted.

The Subdivision and Land Development Ordinance of West Caln Township, Chester County.[6]

Damage from any cause sustained by a structure whereby the cost of restoring the structure to its before-damaged condition would equal or exceed 50% or more 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 equals or 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 or "repetitive loss" regardless of the actual repair work performed. The term does not, however, include either:

The statewide building code adopted by The Pennsylvania General Assembly in 1999 applicable to new construction in all municipalities whether administered by the municipality, a third party or the Department of Labor and Industry. Applicable to residential and commercial buildings, the Code adopted the International Residential Code (IRC) and the International Building Code (IBC), by reference, as the construction standard applicable with the commonwealth floodplain construction. For coordination purposes, references to the above are made specifically to various sections of the IRC and the IBC.

The observed process of change in the species structure on an ecological community.

That part of the precipitation that passes over the surface of the soil.

Water on the Earth's surface exposed to the atmosphere such as, but not limited to, rivers, lakes, streams, and oceans.

An enclosure, designed to be filled with water, permanently constructed or portable, with sides having a depth of more than 18 inches below the level of the immediate surrounding grade, or an above surface pool having a depth of more than 30 inches, designed, used, and maintained for swimming and recreation.

The uprooting or removal of more than four trees per acre from any lot for the purpose of allowing or encouraging the natural regeneration or preservation of a tree stand, on a lot which has a gross area prior to any subdivision or land development of more than three acres and which is undertaken in compliance with an approved timber harvesting plan. Forestry, as defined by Act 247, shall also be considered a tree harvesting operation and shall require the submittal and approval of a timber harvesting plan. See "selective cutting."

A description, by means of text and maps, of proposed actions involving the removal of trees from a tract of land. Such plan shall have been prepared by a professional forester with demonstrable expertise in best forest management practices including a degree in forestry from a college accredited by the Society of American Foresters, and shall document measures to be taken to:

Forestry involving cutting down trees and removing logs from the forest for the primary purpose of sale or commercial processing into wood products.

Natural and friable loam containing sufficient nitrogen and phosphorus to support plant growth and extending in depth to the extent of penetration of feeder roots of the prevailing native grasses.

See "communications tower."

The Township of West Caln.

See "municipal engineer."

A right-of-way containing a marked or beaten path, whether paved or unpaved, for pedestrians, equestrian, or bicycle use.

The line marking the outer edges of the branches of the tree (see Figure 2-Q).

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 two feet beyond 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 (see Figure 2-Q).

Any purpose for which a building or other structure or lot or tract of land may be designed, arranged, intended, maintained or occupied, or any activity or occupation carried on, or intended to be carried on, in a building or other structure or on a lot or tract of land.

A use customarily incidental and subordinate to the principal use of a structure or of a lot.

A use which is permitted in a zoning district without the need for a special exception, variance, or conditional use permit.

A use which is generally not appropriate to a particular zoning district as a whole, but which may be suitable in certain localities within the district only when specific conditions and factors prescribed for such cases within this chapter are present. Conditional uses are allowed or denied by the Board of Supervisors after a public hearing and review and comments from the Planning Commission.

A use which is not permitted as a right, but which, when provided for in this chapter and deemed suitable, with or without the imposition of conditions or restrictions under applicable standards, may be allowed by the Zoning Hearing Board after public hearing.

Any land used or occupied for the purpose of buying and selling second-hand motor vehicles and storing said motor vehicles prior to sale, but excluding body or fender repair, painting, and the sale of fuel or lubricants for motor vehicles.

Permission, approval or authorization granted by the Zoning Hearing Board meeting the applicable provisions of this chapter constituting a modification of or deviation from the exact provisions of this chapter as applied to a specific parcel of property and not to be construed as a precedent.

A medical facility specializing in the treatment of injury or disease afflicting animals, especially domestic animals and household pets, and the Boarding of animals for medical reasons is incidental to the medical facility use.

An unincorporated settlement that is part of a Township where residential and mixed use densities of one unit to the acre or more exist or are permitted and commercial, industrial, or institutional uses exist or are permitted.

Any space designed or maintained solely for public pedestrian use, without regard to ownership.

Water supply shall mean the following:

An inventory of the source, quantity, yield, and use of groundwater and surface water resources within a municipality.

The upper surface of saturation, except where that surface is formed by an impermeable body.

Any and all rivers, streams, creeks, lakes, rivulets, dammed water, ponds, springs, and all other bodies of surface and underground water, or parts thereof, whether natural or artificial, within or on the boundaries of the Commonwealth of Pennsylvania.

A river, brook, creek, stream or a channel or ditch for water, whether natural or man-made, with perennial or intermittent flow.

Those areas that are inundated by surface or groundwater at a frequency and duration sufficient to support, and that under normal circumstances do support, a prevalence of vegetation typically adapted for life in saturated soil conditions, including swamps, marshes, bogs, and similar areas. More specifically, any area meeting the official wetland definition of the U.S. Army Corps of Engineers and the Pennsylvania Department of Environmental Protection. Where a discrepancy exists between the wetland definitions of the U.S. Army Corps of Engineers and the Pennsylvania Department of Environmental Protection, the more restrictive definition shall apply.

An examined area measured from the outer limit of the wetland extending to the outer limit of the hydric soils contiguous to the wetland or 100 feet, whichever is less.

A commercial and/or industrial activity comprising the sale of commodities in large quantities or in bulk, as to retailers or jobbers, rather than to consumers directly, including warehousing, loading and unloading, and shipping of such commodities.

Any activity which:

Woodlands consist of a tree mass or plant community in which the tree species are dominant or co-dominant and the branches of the trees form a complete, or nearly complete, canopy. Specifically, woodlands consist of a contiguous area 1/4 acre or greater, having more than one viable tree with a diameter at breast height (DBH) of six inches or greater per 1,000 square feet. The extent of the woodland plant community shall be measured from the outermost dripline of all trees in the community. Woodlands do not include orchards and old fields.

An open area around the inner periphery of a lot or tract on the same lot as a building, structure, and/or use; a yard extends parallel to lot lines and street lines, and is measured as a distance perpendicular to lot and street lines.

An area between and parallel to the building setback line and the street line from which the lot has access or which abuts the lot, and extending the entire width of the lot along the front lot line at a specified distance from such front lot line. In the case of a corner lot, see "corner lot" (see Figure 2-E).

An area extending the entire width of the lot along the rear lot line at a specified distance from such rear lot line (see Figure 2-E).

An area extending in depth on the lot from the front yard line to the rear yard line along a side lot line, a specified distance from such side lot line (see Figure 2-E).

The basic system of zoning, which, under this chapter, divides all land in the Township into separate, distinct zoning district classes, and sets limits and requirements for land use in each of these base zoning districts.

Regulations which apply in addition to the regulations applicable to the base zoning districts. Where conflicts exist between the overlay and base zoning, the most restrictive provision applies.

The Zoning Hearing Board of West Caln Township.

The Official Zoning Map of West Caln Township, Chester County.

An individual appointed by the Board of Supervisors on an annual basis to administer the provisions of this chapter who shall not hold any elective office within West Caln Township.

The designation of specified districts within West Caln Township, Chester County, reserving them for certain uses, together with limitations on lot size, heights of structures and other stipulated requirements within this chapter of West Caln Township.

A permit issued indicating that a proposed use, building or structure is in accordance with the provisions of this chapter, which authorizes an applicant to proceed with said use, building or structure.