[Ord. No. 386, 4/14/2020]
1.
For the purposes of these regulations, certain terms or words used
herein are defined as follows:
A.
The word "person" or "developer" includes a firm, association, organization,
partnership, trust, company or corporation as well as an individual.
B.
The present tense includes the future tense.
C.
The singular number includes the plural and the plural number includes
the singular.
D.
The word "shall" is mandatory; the word "may" is permissive.
E.
Words generally found in legal terminology not otherwise defined
in this Part shall be considered to have meanings in this chapter
similar to their generally held definition in a court of law.
[Ord. No. 386, 4/14/2020]
1.
ACRE
ACTIVE RECREATION
ALIGNMENT
ALLEY
AMENDMENT
AMENITIES BOND
APPLICANT
APPLICATION
AS-BUILTS
BLOCK
BOARD OF SUPERVISORS
BOUNDARY
BUILDING
BUILDING PERMIT
BULK
CARTWAY
COMMISSION
COMMON OPEN SPACE
COMPREHENSIVE PLAN
CONDOMINIUM
CONDOMINIUM ASSOCIATION (HOMEOWNERS' ASSOCIATION)
CONSOLIDATION
CONTOUR
CORNER LOT
COVENANT
CROSS-SECTION
CUL-DE-SAC
CULVERT
CURB
CURB CUT
CURVE
CUT
DEDICATION
DENSITY
DEVELOPER
DEVELOPMENT AGREEMENT
DISPOSAL SYSTEM
DOUBLE FRONTAGE LOT
DRAINAGE
A.
B.
DRAINAGE FACILITY
DRAINAGE SYSTEM
DRIVEWAY, PRIVATE
DWELLING
EARTH DISTURBANCE
EASEMENT
ENGINEER, MUNICIPAL
ENGINEER, PROFESSIONAL
EROSION
EXCAVATION
EXISTING GRADE
FEE
FEE PER DWELLING UNIT
FEE-IN-LIEU DEDICATION
FILL
FINAL APPLICATION
FINAL PLAT
FINISHED GRADE
FLOOD
FLOOD FRINGE
FLOOD HAZARD BOUNDARY MAP (FHBM)
FLOOD, BASE (100-YEAR FLOOD)
FLOODPLAIN
FLOODPROOFING
FLOODWAY
FRONT BUILDING LINE
FUTURE RIGHT-OF-WAY
GOVERNING BODY
GRADE
GRADING
GROSS AREA
GUTTER
HALF STREET
HIGH WATER TABLE
IDENTIFICATION NUMBER
IMPROVEMENT BOND
IMPROVEMENTS
INSPECTOR
LAND DEVELOPMENT
A.
(1)
(2)
B.
C.
LAND DEVELOPMENT PLAN (MAJOR AND MINOR)
LANDOWNER
LOT
LOT AREA
LOT LINES
LOT WIDTH
MAINTENANCE BOND
MAJOR SUBDIVISION
MANUFACTURED HOME
MARKER
MEDIATION
MINOR SUBDIVISION
MOBILE HOME
MOBILE HOME LOT
MOBILE HOME PARK
MODIFICATION
MONUMENT
MULTIPLE-FAMILY BUILDING
MUNICIPAL AUTHORITY
MUNICIPALITY
NATURAL DRAINAGEWAYS
NATURAL FEATURES
OFFICIAL PLAN or PLAN REVISION OF A SEWAGE FACILITIES PLAN (ACT
537 PLAN)
ON-LOT SEPTIC SYSTEM
OPEN CHANNEL
OPEN SPACE, PUBLIC
ORDINANCE
OWNER OF RECORD
PARCEL
PASSIVE RECREATION
PERPETUAL MAINTENANCE BOND
PLAN SKETCH
PLAT
PLAT, FINAL
PLAT, PRELIMINARY
PRELIMINARY APPLICATION
PRELIMINARY PLAT
PRIVATE LANE
PROFILE
PROPERTY
PUBLIC GROUNDS
PUBLIC HEARING
PUBLIC IMPROVEMENTS
PUBLIC MEETING
PUBLIC NOTICE
PUBLIC SANITARY SEWAGE DISPOSAL SYSTEM
PUBLIC STREET
RECORDING
RECREATION FEES
RECREATION FEES FUND
RECREATION OPEN SPACE
REVERSE FRONTAGE LOT
RIGHT-OF-WAY
RUNOFF
SANITARY SEWER (PUBLIC)
SEDIMENTATION
SEMIPUBLIC
SEPTIC SYSTEM
SETBACK LINES
SIDEWALK
SIGHT DISTANCE
SIGNIFICANT TREES
SLOPE
SOIL PERCOLATION TEST
STEEP SLOPE
STORMWATER DETENTION
STORMWATER MANAGEMENT
STORMWATER RETENTION
STREAM
STREET GRADE
STREET WIDTH
STREET, MAJOR
A.
B.
C.
STREET, MINOR
A.
STRUCTURE
SUBDIVISION
SUBDIVISION, MAJOR
SUBDIVISION, MINOR
SURVEYOR
SWALE
THROUGH TRAFFIC
TOPOGRAPHIC MAP
TOWNSHIP
UTILITY, PUBLIC OR PRIVATE
A.
B.
WAIVER
WATERCOURSE
WATERS OF THE COMMONWEALTH
WETLANDS
WOODLANDS
YARD
A.
B.
C.
ZONING ORDINANCE
For the purposes of this chapter, the following terms shall have
the specific meanings indicated:
A unit of measurement for land.
Organized recreational or leisure activities or pursuits
which typically require substantial improvements to land, including,
but not limited to, uses such as playgrounds, ball fields or sports
courts, golf courses and swimming pools.
The vertical or horizontal line described by bearings, angles
and distances to which a street, road or utility adheres in its passage
across, over or under the land surface.
A right-of-way not less than 15 feet in width which provides
secondary access to a property or properties and which is not the
only means of access for any property.
A change in these regulations, including addition of new requirements, revision of existing requirements or deletion of obsolete requirements adopted in accordance with the procedures specified in Part 9 of this chapter and Act 247, Pennsylvania Municipalities Planning Code, as amended (53 P.S. § 10101 et seq.).
Surety in a form approved by the Township after recommendation
by the Township Solicitor, including, but not limited to, cash, a
certified check, an irrevocable letter of credit or a labor and material
payment bond which guarantees the satisfactory completion of improvements
which are not to be dedicated to the public, but which improvements
are required by this chapter or as a condition of the approval of
an application submitted under this chapter.
An individual, corporation, entity that fills out the application.
A complete and properly filed formal request in writing by
an applicant, applicant agent or developer for consideration of a
proposal to develop land in accordance with the requirements of these
regulations.
Construction or engineering plans prepared after the completion
of construction, by the design engineer of record, in such a manner
as to accurately identify and depict the location of all on-site improvements,
which includes, but is not limited to, all structures, parking facilities,
stormwater detention/retention areas, curbs, gutters, sidewalks and
storm sewer and/or sanitary sewer.
An area of land, generally in a plan of lots, or a parcel
or tract bounded by streets, or a combination of streets and public
lands, railroad rights-of-way, waterways, municipal boundaries or
any other barrier to the continuity of development.
The Board of Supervisors of the Township of North Strabane,
Washington County, Pennsylvania.
A line that demarcates the geographic limits of a municipality,
development plan, zoning district or other land area.
A permanent or temporary roofed structure, whether or not
enclosed by walls, to be used for shelter, enclosure or protection
of persons, goods, materials, animals, things or an area of land.
A document issued by the Township attesting that a proposal
for construction of a structure meets all requirements of the adopted
building code regulations and other applicable development ordinances
in force and allowing such proposed construction to commence.
The location of exterior walls at all levels in relation
to lot lines, streets, or other buildings.
That portion of the travelled street right-of-way that is
surfaced for vehicular use, excluding curbs and shoulders.
Unless indicated specifically as the County Planning Commission,
the term refers to the Township Planning Commission.
A lot or portion thereof or body of water, or a combination
thereof, within a development site for the use and enjoyment of the
residents of a development, including stormwater management facilities,
active recreation areas and passive recreation, but not including
streets, off-street parking areas and other areas set aside for facilities
for the general public.
A document based on study and analysis of past trends in
the Township, projecting future change, recommending measures to cope
with such change and representing the official policy of the Township
towards physical change.
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.
The community association which administers and maintains
the common property and common elements of a condominium.
The combination of two or more lots, tracts or parcels of
land for the purpose of development or sale or lease of a building
or lot.
A plotted line connecting all points with the same elevation
above or below a fixed base point whose elevation is known as shown
on a topography or on a proposed development map.
A lot at the intersection of and fronting on two or more
street rights-of-way.
An agreement legally binding successor owners of a property
to certain conditions regarding use of the property stipulated by
the original owner.
A drawing showing the relation of component parts as if the
object being examined had been cut through; usually a cut through
of a road or utility at right angles to its length revealing materials
and dimensions of components of construction.
A street with connection to other streets at only one end
and having a permanent vehicular turnaround at the closed end.
A pipe, conduit or similar enclosed structure with appurtenant
works which carries surface water or stormwater under or through an
embankment of fill, roadway or pedestrian walk, or other structure.
An asphalt or concrete boundary usually marking the edge
of the roadway or paved area.
The opening along the curbline at which point vehicles may
enter or leave the roadway.
A rounded change of direction of an alignment that can be
described by bearings, radii, angles and distances; a sag curve describes
the lowest point in a vertical alignment and a crest curve the highest
point.
An excavation into earth material.
The designation of property, formerly privately owned, for
public purposes, such designation stipulated in writing by the private
owner and accepted by the Township.
A measure of the intensity of the use of the land, usually
measured by the number of dwelling units per gross acre of land.
An individual landowner, agent of such landowner or tenant
with the landowner's written permission who causes development
to occur upon a lot and who is responsible for compliance of such
development.
An agreement by a developer with the Township that clearly
establishes the developer's responsibility regarding project
phasing, the provision of public and private facilities, and improvements
and other mutually agreed terms and requirements.
A sanitary sewage facility system other than an on-lot septic
system for the collection, conveyance, treatment and disposal of sewage
or other wastes as provided by the Department of Environmental Protection
in 25 Pa. Code § 71.1 et seq.
A lot that abuts two streets that do not intersect adjacent
to the lot.
Surface water runoff.
The removal of surface water or groundwater from land by drains,
grading or other means which include runoff controls to minimize erosion
and sedimentation during and after construction of development, the
means for preserving the water supply and the prevention of alleviation
of flooding.
Any ditch, gutter, culvert, storm sewer or other structure
designated, intended or constructed for the purpose of diverting surface
waters from or carrying surface waters off streets, public rights-of-way,
parks, recreational areas or any part of any subdivision or contiguous
land areas.
The network of pipes, swales, natural features and man-made
improvements designated to carry drainage.
A vehicular access route serving only one parcel or lot which
provides access to a public street, but which does not provide access
to any other lot or parcel under separate ownership.
A building designed exclusively for residential purposes
for one or more families on a permanent basis.
Any change of the land, including removing vegetative cover,
excavation, filling, grading and the construction of any structure.
Permission granted across private property generally for
public utility lines or storm drainage or for access to another property
and/or right-of-way beyond, passage over which is guaranteed by the
grantor to those using the easement and whereas ownership remains
with the grantor.
A registered professional engineer in Pennsylvania designated
by the Township to perform the duties of engineer as herein specified.
A registered professional engineer in the Commonwealth of
Pennsylvania, and knowledgeable in civil and geotechnical engineering.
The detachment and movement of soil or rock fragments by
water, wind, ice or gravity, including such processes as gravitational
creep.
Any act by which earth, sand, gravel, rock or any other similar
material is dug into, cut, quarried, uncovered, removed, displaced,
relocated or bulldozed. It shall include the conditions resulting
therefrom.
The vertical location of the ground surface prior to excavation
or filling.
The required charge established, from time to time, by resolution
of the Board of Supervisors to defray the cost of processing an application
submitted for approval under the terms of this chapter and which shall
be payable to the Township at the time an application is filed.
The rate defined, as adopted by resolution and periodically
updated by the Township, which represents the general dollar value
of recreation open space for each dwelling unit within the township.
A fee paid instead of the disposition of land dedication
for open space or park/recreational land.
Earth material excavated elsewhere and deposited upon the
ground surface in the process of grading.
The written and graphic materials specified by this chapter
to be submitted to the Township in order to obtain final approval
of a proposed subdivision or land development plan.
See "plat, final."
The proposed elevation of the land surface of a site after
completion of all site preparation work.
A temporary inundation of normally dry land areas.
That portion of the floodplain outside the floodway.
An official map of a community, issued by the Federal Insurance
Administration.
A flood that, on the average, is likely to occur once every
100 years (i.e., that has a 1% chance of occurring each year, although
the flood may occur in any year).
Any combination of structural and nonstructural additions,
changes or adjustments to proposed and existing structures which reduce
or eliminate flood damage to real estate or improved real property,
water and sanitary facilities, structures and their contents.
The designated area of a floodplain required to carry discharge
flood waters of a given magnitude. For the purposes of this chapter
the floodway shall be capable of accommodating a flood of the 100-year
magnitude.
A line parallel to or concentric with the front lot line, the minimum measurement of which is the front yard depth required by Chapter 27, Zoning.
The North Strabane Township Board of Supervisors.
The elevation of the existing or proposed ground surface
at the location of any proposed excavation or fill.
Excavation or fill, or any combination thereof, including
the conditions resulting from any excavation or fill; the act of altering
the topography of undisturbed land.
The total area within the site of a subdivision, land development
or mobile home park plan, including internal streets and other public
or semi-public land areas recorded in the plan.
A shallow channel, usually set along a curb of the pavement
edge of a road or the edge of a building roof, for purposes of catching
and carrying off water.
A right-of-way, established in certain plans of lots approved
prior to adoption of this chapter, running parallel to and abutting
the plan boundary and recorded as 1/2 the width required for a public
street on the presumption that developers of the abutting tract of
land will provide the other half width to create a street of the required
width.
A condition, often chronic, caused by the impermeability
of the soil, poor drainage characteristics or unusually heavy precipitation
that brings the level of water in the ground close to the surface.
A number assigned to a lot in a subdivision so that all the
lots in a plan presented for preliminary approval are numbered consecutively
and in order beginning with one, such numbers to be retained through
recording of the plan.
Surety, in a form approved by the Township after recommendation
by the Township Solicitor, including, but not limited to, cash, a
certified check, an irrevocable letter of credit or a labor and material
payment bond from an approved surety company which guarantees the
satisfactory completion of improvements required by this chapter to
be dedicated to the public.
Any man-made, immovable item which becomes part of place
upon, or is affixed to, real estate.
The Township Engineer or his or any other authorized representative
assigned by the Board of Supervisors to make any or all necessary
inspections of the work performed and materials furnished by the developer
or the contractors selected to install the improvements required by
this chapter.
Any of the following activities:
The improvement of one lot or two or more contiguous lots, tracts
or parcels of land for any purpose involving:
A group of two or more residential or nonresidential buildings,
whether proposed initially or cumulatively, or a single nonresidential
building on a lot or lots regardless of the number of occupants or
tenure.
The division or allocation of land or space, whether initially
or cumulatively, between or among two or more existing or prospective
occupants by means of, or for the purpose of, streets, common areas,
leaseholds, condominiums, building groups or other features.
A subdivision of land.
Developments authorized to be excluded from the regulation of
land development by § 106 of this chapter.
A plan which encompasses a proposed land development which,
in addition to a plat of subdivision, if required, includes all covenants
relating to the use of the land; the proposed use, location and bulk
of buildings and other structures; the intensity of use or density
of development; streets, ways and parking facilities; common open
space and public facilities. The land development plan shall include
all of the written and graphic information required by this chapter.
The legal 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 condition), a lessee if the person
is authorized under the lease to exercise the rights of the landowner
or other persons having a proprietary interest in land, shall be deemed
to be a landowner for the purpose of this chapter.
A tract of land in a plan of subdivision recorded in compliance
with the regulations of this chapter or recorded legally prior to
the adoption of this chapter, intended to be used as a unit for development
or transfer of ownership.
The area contained within the property lines of a lot as
shown on a subdivision plan, excluding space within any rights-of-way,
but including the area of any easement.
The property line bounding the lot.
The distance between the side lot lines measured along the
front building line of a lot.
Surety, in a form approved by the Township after recommendation
by the Township Solicitor, including, but not limited to, cash, a
certified check, an irrevocable letter of credit or a labor and material
bond from an approved surety company which guarantees the repair or
maintenance of any improvements required by this chapter for a specified
period after their completion and approval or acceptance by the Township.
The division or redivision of a single lot, tract or parcel
of land into more than contiguous lots, tracts or parcels all of which
abut a public street in existence prior to the presentation of the
subdivision, each lot with the required frontage thereon.
A structure, transportable in one or more sections, which
in the traveling mode is eight body feet or more in width or 40 body
feet or more in length, or when erected on site is 320 or more square
feet, and which is built on a permanent chassis and designed to be
used as a dwelling with or without a permanent foundation when connected
to the required utilities, and includes plumbing, heating, air-conditioning
and electrical systems contained therein. A manufactured home which
is erected on a permanent foundation, as defined herein, and which
is connected to all available utilities shall be considered a single-family
dwelling for the purposes of this chapter. A manufactured home without
a permanent foundation, as defined herein, shall be considered a mobile
home as defined by this chapter and shall only be permitted to be
located in a mobile home park as authorized by this chapter.
A permanent indication, established by a registered surveyor,
of specified points in a subdivision or land development, in accordance
with these regulations.
A voluntary negotiating process in which parties in a dispute
mutually select a neutral mediator to assist them in jointly exploring
and settling their differences, culminating in a written agreement
which the parties themselves create and consider acceptable.
The division or redivision of a single lot, tract or parcel
of land into five or fewer contiguous lots, tracts or parcels all
of which abut a public street in existence prior to the presentation
of the subdivision, each lot with the required frontage thereon. Also,
any lot consolidation.
A transportable, single-family dwelling intended for permanent
occupancy contained in one unit, or in two units designated to be
joined into one integral unit capable of again being separated for
repeated towing which arrives at a site complete and ready for occupancy
except for minor and incidental unpacking and assembly operations,
and constructed so that it may be used without a permanent foundation.
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 of or contiguous parcels of land under single ownership
which has been so designated and improved that it contains two or
more mobile home lots for the placement thereon of mobile homes.
A deviation from the regulations of this chapter granted
by the Board of Supervisors upon recommendation by the Planning Commission
in accordance with the criteria established by this chapter.
A permanent indication, established by a registered surveyor,
of points in the boundary of a subdivision or land development plan,
or at points of intersection or changes of direction in street rights-of-way
within the plan.
A residential structure designed to accommodate more than
two families, with access to the outside via common halls, stairways
and, where approved, elevators.
The Municipal Authority (Authority) of the Township of North
Strabane Township.
The Township of North Strabane, Washington County, Pennsylvania.
An area defined and/or delineated as such by the Pennsylvania
Department of Environmental Protection, or equivalent agency, with
applicable required setbacks.
Physical characteristics of the subject property that are
not man made.
A comprehensive plan or revision to such plan for the provision
of adequate sewage systems, adopted by North Strabane Township and
submitted to and approved by the Department of Environmental Protection
as provided by 25 Pa. Code § 71.1 et seq.
An individual sewage system, whether publicly or privately
owned, located on a single lot and serving one equivalent dwelling
unit and collecting, treating and disposing of sewage into the soil
or into water of this commonwealth.
A depression in the ground surface designed to collect and
convey stormwater through or around areas. An open channel may include
wet weather swales or bodies of water that consist of the flow of
water at all times during the year. Creeks, streams, etc.
Land owned by a public agency and maintained by it for the
use and enjoyment of the general public.
All references to "ordinance" or "this ordinance" refer to
this chapter.
The individual or corporation whose name appears on the records
of the County Recorder of Deeds as the current owner of the property.
See "lot."
Non-organized activities that typically require no or little
improvement to land, including, but not limited to, walking, bike
riding, picnicking, hiking, bird watching, kite flying, etc.
Surety, in a form approved by the Township after recommendation
by the Township Solicitor, including, but not limited to, cash, a
certified check or an irrevocable letter of credit which guarantees,
in perpetuity, the repair or maintenance of the stormwater management
facilities required by this chapter and for any slope measuring between,
and including, 3:1 and 2:1.
An informal plan, not necessarily to exact scale, indicating
salient existing features of a tract and its surroundings and the
general layout of a proposed subdivision.
The map or plan of a subdivision or land development, whether
preliminary or final.
The map or plan of a proposed subdivision or land development
containing all the information required by this chapter and the Washington
County subdivision regulations for final plat approval and in a form
acceptable for recording in the office of the Washington County Recorder
of Deeds.
The map or plan of a proposed subdivision or land development
which contains all of the information required by this chapter for
approval of a preliminary plat.
The written and graphic material specified by this chapter
to be submitted to the Township in order to obtain preliminary approval
of a proposed subdivision or land development.
See "plat, preliminary."
An access to a second property over the property from which
the second property was subdivided, approved in accordance with the
requirements of these regulations.
A drawing following the center line of a street or utility
line indicating the vertical alignment of the street or utility line,
the vertical dimension often exaggerated to clarify the relation between
horizontal and vertical measurements.
An area or tract of land, all portions of which are in the
same ownership and the boundary of which closes on itself; also a
parcel.
Includes:
A formal meeting held pursuant to public notice by the Board
of Supervisors or Planning Commission, intended to inform and obtain
public comment, prior to taking action in accordance with this chapter.
All improvements, including, but not limited to, roads, streets,
gutters, curbs, sewers and other facilities to be dedicated to and
officially adopted by the Township for which plans and specifications
must comply with the standards of this chapter.
A forum held pursuant to notice under the Act of July 3,
1986 (P.L. 388, No. 84), known as the "Sunshine Act."[1]
Notice published once each week for two successive weeks
in a newspaper of general circulation in the Township. Such notice
shall state the time and place of the hearing and the particular nature
of the matter to be considered at the hearing. The first publication
shall not be more than 30 days and the second publication shall not
be less than seven days from the date of the hearing.
A community sewage facility for the collection of sewage
from two or more lots or two or more equivalent dwelling units, conveyance,
treatment and disposal to a central treatment and disposal plant other
than renovation in a subsurface absorption area or retention in a
retaining tank.
A right-of-way dedicated for and open to public use which
may or may not have been accepted for maintenance by the Township.
The act of registering with the County Recorder of Deeds
a subdivision or land development plan which has received final approval
by the Township.
Fees authorized by the Pennsylvania Municipalities Code,
Act 247 of 1968 (as amended)[2] instead of the dedication of land for active recreational
use and the construction of recreational facilities upon agreement
with a developer.
An interest-bearing account established by the Township in
accordance with the Pennsylvania Municipalities Planning Code, Act
247 of 1968 (as amended)[3] for depositing the recreational fees collected through
the fee-in-lieu process where such fees are used for the purchase
or leasing of park, recreation and/or open space land and/or the construction
or improvement of existing and new park, recreation and leisure facilities.
That area of land, of size, character and with unimpeded
public access that is suitable for the development of passive recreation
or specific active recreation facilities for leisure time activities,
usually of a formal nature and often performed with others, requiring
equipment and taking place at prescribed places, sites or fields,
including, but not limited to, tot lots, walking trails, baseball
fields, soccer fields, football fields, tennis, basketball and other
court games, hockey facilities, multipurpose fields, club house development
or community swimming pools.
A lot whose frontage is at right angles or nearly so to the
other lots in the vicinity, typified by corner lots or lots fronting
on the end rather than the side of a rectangular or curvilinear block.
A strip of land which has been dedicated for public use and
provides access to private property abutting it, connecting with other
rights-of-way to form a vehicular and pedestrian circulation pattern,
the disposal of stormwater, or access to private property as a private
lane.
The surface water discharge or rate of discharge of a given
watershed after a fall of rain or snow that does not enter the soil
but runs off the surface of the land.
A sanitary sewage collection method in which sewage is carried
from the site by a system of pipes to a central treatment and disposal
plant.
The process by which mineral or organic matter is accumulated
or deposited (or remains suspended in water), it is usually referred
to as "sediment."
A community facility or use generally open to the public,
often with constraints, but not publicly owned or controlled.
An underground system with a septic tank used for the decomposition
of domestic wastes. Also referred to as an "on-lot system."
Established lines describing the boundary of the area on a property within which construction can occur, the lines being parallel with the front, side and rear property boundaries and set back from them a distance prescribed by Chapter 27, Zoning.
A paved concrete surface or leveled area, paralleling and
usually separated from the street, used as a pedestrian walkway.
The distance that an automobile driver can see ahead and/or
to either side unobstructed by changes in alignment or roadside structures
or topography, as required by the latest edition of the American Association
of State Highway and Transportation Officials (AASHTO) Manual.
Trees that are:
The angle of the existing or proposed ground surface plane
to the horizontal expressed as the ratio of the horizontal to the
vertical, or in percentage of slope (rise or fall per 100 feet).
A procedure for measuring the ability of soil to absorb moisture
as an indication of problems that will occur in connection with on-lot
sewage disposal, conducted by the Township Sewage Enforcement Officer.
Land whose slope (surfaces at an angle to the plane of the
horizon) is 25% or more a vertical difference of 25 feet or more per
100 feet of horizontal distance.
Stormwater management through the use of facilities which
hold back water temporarily and release it over a period of time.
Stormwater management through the use of a facility that
retains a certain level of water and provides for additional storage
to manage any control of stormwater. A lake or pond.
A watercourse, within the watersheds of Washington County,
having a source and terminus, banks and channel through which water
flows at least periodically.
The officially established grade of the street upon which
a lot front or, in its absence, the established grade of the other
streets upon which the lot abuts, at the midpoint of the frontage
of the lot thereon. If there is no officially established grade, the
existing grade of the street at such midpoint shall be taken as the
street grade.
The shortest distance between the lines delineating the pavement
of a street.
ARTERIAL STREETA major street or highway with fast or heavy traffic volumes of considerable continuity and used primarily as a traffic artery for intercommunications among large areas.
COLLECTORA major street or highway which carries traffic from minor streets to the major system of arterial streets, including principal entrance streets of a residential, commercial or industrial development and streets for major circulation within such developments.
LIMITED ACCESS HIGHWAYA major street or highway which carries large volumes of traffic at comparatively high speed with access at designated points and not from abutting properties.
A street used primarily for access to abutting properties.
MARGINAL ACCESS STREETA minor street which is parallel and adjacent to limited access highways or arterial streets and which provides access to abutting properties and protection from through traffic.
Any man-made object having an ascertainable stationary location
on or in land or water, whether or not affixed to the land.
The division or redivision of a lot, tract or parcel of land
by any means into two or more lots, tracts, parcels or other divisions
of land, including changes in existing lot lines or consolidation
of parcels 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. 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.
See "major subdivision."
See "minor subdivision."
A registered professional land surveyor licensed as such
by the Commonwealth of Pennsylvania.
A low-lying stretch of land characterized as a depression
used to collect or carry surface runoff (also characterized as an
open channel).
Traffic that is passing through an area because there is
no more feasible way for it to move between its origin and destination.
A map delineating by contours the surface elevations of a
land area.
The Township of North Strabane, Washington County, Pennsylvania.
Any agency which under public franchise or ownership, or under
certificate or convenience and necessity, provided the public with
electricity, gas, heat, stream, communication, rail transportation,
water, sewage collection or other similar service.
A closely regulated private enterprise with an exclusive franchise
for providing a public service.
An application-specific decision, as made by the Township's
Board of Supervisors, that a stipulated provision(s) within this chapter
is no longer applicable.
Any channel of conveyance of surface water having defined
bed and banks, whether natural or artificial, with perennial or intermittent
flow.
Rivers, streams, creeks, rivulets, impoundments, ditches,
watercourses, storm sewers, lakes, dammed water, wetlands, ponds,
springs or other bodies or channels of conveyance of surface water,
or parts thereof, whether natural or artificial, within or on the
boundaries of this Commonwealth.
Those areas that are inundated or saturated by surface water
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. (The term includes, but is
not limited to, wetland areas listed in the State Water Plan, the
United States Forest Service Wetlands Inventory of Pennsylvania and
a wetland area designated by a river basin commission. This definition
is used by the United States Environmental Protection Agency and the
United States Army Corps of Engineers.)
Areas, groves or stands of mature or largely mature trees
that are greater than six inches caliper (diameter) at a height of
14 inches above the ground, that cover a land area greater than 0.25
of an acre; or any grove of more than 10 individual trees that are
mature having a caliper (diameter) greater than 12 inches at a height
of 14 inches above the ground.
A required open space located on a lot that is unobstructed
by any portion of a principal structure other than certain projections
expressly permitted by this chapter.
YARD, FRONTA yard extending between side lot lines across the full lot width from the street right-of-way line to a line parallel to the front lot line known as the "front building line," the minimum horizontal distance required by this chapter.
YARD, REARA yard extending across the rear of the lot between the required side yard lines parallel to the rear lot line, the minimum horizontal distance required by this chapter.
YARD, SIDEA yard extending from the required front building line to the rear lot line parallel to the side lot line, the minimum horizontal distance required by this chapter.
Document adopted by the Township establishing zone districts throughout the Township, specifying uses permitted as well as other regulations in each district, and the means to administer and enforce the regulations (Chapter 27).
