These subdivision regulations shall be known
and may be cited as the "Borough of Pleasant Hills Subdivision and
Land Development Ordinance" or just the "Subdivision Regulations."
The purposes of these subdivision regulations
are to regulate certain land subdivision, consolidation and development
activities in the Borough by providing for a uniform method for the
submission of preliminary and final plats to ensure the proper layout
or arrangement of land; the proper design of streets to accommodate
projected traffic and facilitate fire protection; and the provision
of adequate easements or rights-of-way, storm and sanitary drainage
facilities, walkways, stormwater management and other required public
facilities.
These subdivision regulations are made in accordance with the community development objectives set forth in Chapter 374, Zoning, and are intended to achieve the following goals:
A.
To promote, protect and facilitate one or more of
the following: the public health, safety, morals and general welfare;
coordinated and practical community development; proper density of
population; civil defense; disaster evacuation; the provision of adequate
light and air; police protection; vehicle parking and loading space;
transportation; water; sewerage; schools; public grounds; and other
public requirements; and
B.
To prevent one or more of the following: overcrowding
of land; blight; danger and congestion in travel and transportation;
and loss of health, life or property from fire, panic or other dangers.
A subdivision plat, consolidation plat or site
development plan approved in accordance with these subdivision regulations
shall be required for:
A.
Any development consisting of one-family dwellings,
two-family dwellings, townhouse units or other multifamily dwellings.
The subdivision plat for such a development shall show each lot occupied
or intended to be occupied by a one-family dwelling or a two-family
dwelling and the lot area to be occupied by townhouse units or multifamily
dwellings;
B.
Any development in which the developer proposes or
intends to construct streets to be dedicated to the Borough for public
use;
C.
Any development consisting of townhouse units or multifamily
dwellings or commercial, business or industrial structures and/or
buildings in which one or more units or areas will be under separate
and independent ownership or lease, including, but not limited to,
condominiums and the like. Plats and plans, including declaration
plans, required by any statute of the commonwealth for condominium
developments may qualify as a plat or plan pursuant to these subdivision
regulations;
D.
Any development consisting of the construction or
reconstruction on a site for a business, commercial or industrial
use in which one or more structures will be constructed for separate
ownership or for leasehold;
E.
The consolidation of two or more lots, tracts or parcels
of land for the purpose of one development; and
F.
A subdivision that is proposed for any parcel, lot
or tract of land in the Borough.
A.
Whenever any provision of these subdivision regulations
is at variance with another lawfully adopted rule, regulation, ordinance,
restriction or covenant, that which imposes the most restrictive requirement
shall govern.
B.
Whenever there is a difference between a minimum standard
or dimension specified in these subdivision regulations and those
contained in another official regulation, resolution or ordinance
of the Borough, the highest standard shall apply. If a question of
conflict arises between various portions of these subdivision regulations,
the most restrictive term shall apply.
As used in these subdivision regulations, the
following terms shall have the meanings indicated, unless otherwise
specifically stated:
A landowner or developer who has filed an application for
a subdivision or development, including his or her heirs, successors
and assigns.
An application, whether preliminary or final, required to
be filed and approved prior to the start of construction or development,
including, but not limited to, an application for the approval of
a subdivision plat or plan or for the approval of a development plan.
The Borough Engineer or an engineering consultant appointed
by Council.
An area of unobstructed vision at street intersections, defined
by lines of sight between points at a given distance from the intersection
of street lines.
The combination of two or more lots, tracts or parcels of
land for the purpose of sale or lease of a building or lot.
A short street having one end open to traffic and being permanently
terminated by a vehicle turnaround.
Any landowner, agent of such landowner or tenant with the
permission of such landowner, who proposes, makes or causes to be
made or proposed a subdivision of land or a land development.
The provisions for development of a planned residential development,
including a plat of subdivision, all covenants relating to the 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.
PROVISIONS OF THE DEVELOPMENT PLANThe written and graphic materials referred to in this chapter.
A professional engineer licensed as such in the Commonwealth.
The use of the word "engineer" shall not restrict the practice of
surveying as provided for in state law.
An authorized representative of Council or an engineer assigned
by Council to make any or all necessary inspections of the work performed
and materials furnished by the subdivider or developer.
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 buildings, or the division or allocation of land or space
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, or a subdivision
of land.
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 he or
she is authorized under the lease to exercise the rights of the landowner,
or other person having a proprietary interest in the land.
A right-of-way, municipally owned, which cuts across a block
to furnish access for pedestrians to adjacent streets or properties.
The Borough Planning Commission.
A map or plan indicating the subdivision, consolidation or
redivision of land and land development, whether preliminary or final.
Includes parks, playgrounds and other public areas, as well
as sites for schools, sewage treatment, refuse disposal and other
publicly owned or operated facilities.
A short street or roadway designed to serve a group of structures
and not intended as a public street. Such street shall be designed
to discourage through traffic and may include cul-de-sac streets.
That one can see M feet down a side
street when N feet from the intersection.
A street, avenue, boulevard, road, highway, freeway, parkway,
lane, alley, viaduct and any other way used or intended to be used
by vehicular traffic or pedestrians, whether public or private.
Any man-made object having an ascertainable stationary location
on or in land or water, whether or not affixed to the land.
Any person who undertakes the subdivision of land. The subdivider
may be the landowner or the authorized agent of the landowner or the
land developer. A subdivider shall be considered as the developer.
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, for the purpose,
whether immediate or future, of lease, transfer of ownership, or building
or lot development.
The adjustment of lot lines in townhouse and garden apartment
lots where a master plan has been submitted and approved by Borough
Council and subsequently recorded in the Office of the Recorder of
Deeds of Allegheny County and buildings have been subsequently erected
thereon and the plat adjustment reflects the final lot line for the
townhouse or garden apartment.
[Added 5-17-1999 by Ord. No. 765]
A ditch, channel, creek, drain, river or stream.
Ordinance No. 391, passed June 12, 1967, as amended; Chapter 374, Zoning, of the Code of the Borough of Pleasant Hills.
Whoever violates or fails to comply with any
of the provisions of these subdivision regulations shall be fined
not more than $1,000 per lot or parcel or per dwelling within each
lot or parcel. All fines collected for such violation shall be paid
to the Borough and deposited in the general fund. The description
of metes and bounds in the instrument of transfer or other document
used in the process of selling or transferring shall not exempt the
seller or transferor from such penalty or from the remedies provided
in these subdivision regulations.
