For the purpose of this chapter, certain terms and words used
herein shall be interpreted or defined as follows:
A.
Words used in the present tense shall include the future.
B.
Words used in the singular number shall include the plural.
C.
Words used in the plural number shall include the singular.
D.
The words "person," or "subdivision," and "owner" include a corporation,
unincorporated association and a partnership, or other legal entity,
as well as an individual.
E.
The word "watercourse" includes channel, creek, ditch, dry run, spring,
and stream. The words "shall" and "will" are always mandatory.
F.
The word "may" is permissive.
G.
The word "building" includes structure and shall be construed as
if followed by the phrase "or part thereof."
For the purpose of this chapter, the following terms shall have
the meaning indicated, unless otherwise specifically stated. Words
not defined herein shall be observed and applied according to their
generally accepted dictionary definitions:
That which conforms to accepted principles, tests or standards
of nationally recognized technical, scientific, and/or engineering
authorities.
A minor right-of-way providing secondary vehicular access
to the side or rear of two or more properties.
A landowner or developer, as here in after defined, who has
filed an application for development, including his heirs, successors
and assigns.
Every application, whether preliminary, tentative or final,
required to be filed and approved prior to start of construction or
development, including but not limited to an application for a building
permit, for the approval of a subdivision plat or plan or for the
approval of a development plan.
An area bounded by streets, utility, railroad, public facility
or other rights-of-way; or easements or other definite barriers.
Any form of surety bond in an amount and form satisfactory
to the Borough Council. All bonds shall be approved by the Borough
Council whenever a bond is required by regulations.
Canonsburg Borough, Washington County, Pennsylvania.
The Canonsburg Borough Council, Washington County, Pennsylvania.
The line of that face of the building nearest the front line
of the lot at the street right-of-way line.
An independent and detached structure having a roof supported
by columns or walls, or resting on its own foundation, including but
not limited to principal structures, mobile homes, garages, greenhouses
and other accessory buildings.
That portion of the total street right-of-way surfaced or
otherwise prepared or meant for vehicular uses. Width is determined
from face of curb to face of curb, or from one edge of driving surface
to the other edge of driving surface.
An area of unobstructed vision at a street intersection defined
by lines of sight between points at a given distance from the intersection
of street lines.
The Borough of Canonsburg Planning Commission as duly appointed
by the local governing body.
The adopted Comprehensive Plan for Canonsburg Borough, as
amended.
The combination of two or more lots, tracts, or parcels of
land into one lot, tract, or parcel for the purpose of sale, lease,
or development of a building or lot.
The County of Washington, Commonwealth of Pennsylvania.
The Planning Commission of the County of Washington.
An agreement, convention, or promise of two or more parties
by deed in writing, signed and delivered, by which either of the parties
pledges himself to the other that something is either done or shall
be done, or stipulates for the truth of certain facts.
A street open to traffic and pedestrian access with one end
permanently terminated by a vehicular turnaround.
Any landowner, agent of such landowner, or tenant with the
permission of such landowner who makes or causes to be made a subdivision
of land or a land development.
The provisions for development, including a planned residential
development, 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 and public facilities.
An improved surface for vehicular circulation or access on
a lot or parcel of land.
A grant by a property owner for the use of land which is
given to an individual or entity for purposes such as access, utility
placement or similar activities.
The Engineer for the Borough as officially designated by
the Council.
A flat or low land area subject to inundation from a stream,
river or watercourse; and/or any area subject to the rapid accumulation
of surface waters from any source.
The front boundary line of a lot facing a street. The front
of a corner lot shall be considered on the street that parallels the
long dimension of the block, on the street of highest use classification,
or on the basis of orientation of the majority of other lots in the
vicinity.
The duly elected Council of the Borough of Canonsburg, Washington
County, Pennsylvania.
The entire land area of a tract, as distinguished from net
acreage.
A strip of land equal to or less than 1/2 of the required
width of rights-of-way reserved or proposed for street purposes along
the property line. (Half streets are prohibited except to complete
another half street.)
Authorization issued by the Pennsylvania Department of Transportation,
allowing a property owner specific access to a state-maintained highway.
This permit is required before a subdivision is approved by the Borough.
A valuable addition to real estate or an amelioration of
its condition amounting to more than mere repairs or replacement of-waste,
costing labor or capital and intended to enhance its value, beauty
or utility or to adapt it for new or further purposes.
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; 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 is
authorized, under the lease to exercise the rights of the landowner;
or other persons having a proprietary interest in land.
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.
The mean horizontal distance between the front lot line and
the rear lot line.
The total horizontal distance across the lot, between the
side lot lines, measured at the building line. Width criteria may
be modified by the Council in cases of irregular lots, provided that
the intent and purpose of this chapter is observed.
A lot abutting two or more streets at their intersection,
on which the building line for all streets must be observed.
A lot that has access to a public right-of-way from both
the front yard and back yard. Double frontage lots may be permitted
only as a modification due to unnecessary hardship or unique physical
circumstances that were not created by an appellant.
A lot abutting a public right-of-way along both the front
and rear yards, having access to only one of the public rights-of-way.
A guarantee to the Borough, backed by the developer's
collateral and held in escrow by the Borough, to insure that improvements,
upon completion to the Borough's satisfaction, will be maintained,
for a stipulated time period at no Borough expense, against inferior
construction.
Any subdivision not classified as a minor subdivision.
A subdivision containing not more than three lots, proposed
either for the construction of one-family dwellings or two-family
dwellings or for the transfer of property between lots which contain
existing one-family dwellings or two-family dwellings, all of which
have frontage on an improved public street, and which subdivision
does not involve the construction or improvement of any public street,
sewer line or water line and which does not adversely affect the future
development of the remainder of the parcel or any adjoining property.
A transportable single-family dwelling intended for permanent
occupancy, an office, or a place of assembly, contained in one unit
or in two units designed to be joined into one integral unit capable
of again being separated for repeated towing, that 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, which is developed and
maintained consistent with the specific requirements of the Borough
for such use.
Any contiguous parcel or tract of land under single ownership,
used or intended to be used for the placement or two or more mobile
homes for nontransient use, developed and maintained consistent with
the specific requirements of the Borough for such use.
A relaxation or change in the provisions of this chapter
that is granted by the Council in cases where the developer can show,
to the satisfaction of the Council, that the literal enforcement of
the provisions would exact undue hardship because of peculiar conditions
pertaining to the land in question.
A survey reference point constructed and placed as specified
in this chapter.
The Borough of Canonsburg, Washington County, Pennsylvania.
The total acreage of a development site minus the areas utilized
for accessways, on grade utilities and facilities, lakes, ponds, or
similar water surfaces and parking facilities.
Certification issued by the Borough attesting that the proposed
development of a lot has been completed in accordance with the building
permit and the applicable regulations of the Borough and may be occupied
for its intended use.
A sanitary sewage collection system in which sewage is carried
from an individual lot or dwelling unit by a system of pipes to a
central treatment and disposal plant which may be publicly or privately
owned and operated.
A potable water distribution system in which water is carried
to individual lots or dwelling units by a system of pipes from a central
water source located beyond the limits of the lot being served which
may be publicly or privately owned and operated.
A system of piping, tanks or other facilities serving only
a single lot and disposing of sewage in whole or in part into the
soil or by a processing system located on site.
A single system of piping, tanks or other facilities serving
only a single lot and obtaining the water either in whole or in part
from a primary source located within the limits of the lot being served.
An unoccupied and undeveloped lot open to the sky.
For the purposes of this chapter, "off-street parking and
loading areas" shall be defined as follows:
An outside surfaced courtyard or inner area having no roof.
A guarantee to the Borough, backed by the developer's
collateral held in escrow by the Borough, to insure that the developer's
financial and performance obligations in connection with the development
approved by the Borough will be covered without harm to the Borough.
A part of a plan designated on the recorded documents, to
be left undeveloped and described on the plan the same as any lot
to be sold for development. A covenant of the land by the organization
responsible for the maintenance of such permanent open space shall
be included with the recording document.
The final map of a subdivision which is submitted for approval
by the Council and which, if approved, will be filed with the Washington
County Recorder of Deeds or the final land development map officially
recognized as the approved plan by the Council.
The preliminary map, drawing or chart indicating the proposed
layout of a subdivision or land development which is filed for Planning
Commission consideration and preliminary approval by the Council.
The boundary line surrounding a property or any portion of
such line and described by bearing and distance.
Within the terms of this chapter, "public utility" shall
be defined to include gas, electric, telephone, sewerage, water and
communication cable services.
The modification of a recorded subdivision, in whole or in
part, by a redesign of lots, size, area or street layout (such action
requires subdivision approval).
Land reserved for use as a street, interior walk, or other
public purpose, and dedicated for public use; all must be recorded
in the County Recorder of Deeds office. For purposes of this chapter,
public right-of-way lines shall prevail over private-parcel lines
that are designated as falling within the public right-of-way. When
a lot abuts a right-of-way of a public thoroughfare, all applicable
lot area and lot requirements shall be computed from the public right-of-way
line.
The minimum distance that a structure can be located from
a right-of-way or property line or another structure, thereby creating
a required open space on a lot.
The designated official of the Borough who issues and reviews
on-site sewage permit applications and conducts such investigations
and inspections as are necessary to implement the Pennsylvania Sewage
Facilities Act, as amended,[1] and the rules and regulations thereunder.
The proposed development or improvement of an individual
lot in a commercial or industrial land use.
A plan to control the increase and concentration of runoff
of stormwater caused by land development or predeveloped conditions.
The following street classifications shall apply to all streets
in the Borough:
EXPRESSWAY"Expressways" are limited-access freeways that carry through traffic between major urban centers and to and from points outside of a region with no interference.
ARTERIALArterials carry major movements of traffic within or through the community.
COLLECTORCollectors carry the internal traffic movements within the Borough and connect developed areas with the arterial system. The collector system simultaneously provides abutting property with road access and accommodates local internal traffic movements.
LOCALLocal streets provide access to immediately adjacent land.
PRIVATEAny vehicular way that is not dedicated as a public street.
The procedure applied to new or existing streets or streets
under construction, including, but not limited to, resurfacing, regrading,
drainage improvement, pothole repair, dust prevention practices and
snow removal.
Any man-made object having an ascertainable stationary location
on or in land or water, whether or not affixed to the land.
The owner, or authorized agent of the owner, of the subdivision.
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, 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.
Where, in the judgment of the Municipal Engineer, at least
90% (based on the cost of the required improvements for which financial
security was posted) of those improvements required as a condition
for final approval have been completed in accordance with the approved
plan, so that the project will be able to be used, occupied or operated
for its intended use.
A map showing ground elevations by contour lines and the
location of important natural, man-made and other features.
A building or portion thereof providing complete housekeeping
facilities for one individual or one family.
The purpose or activity for which the land or building is
designed, arranged or intended; or for which it is occupied or maintained.
A yard extending across the full width of the lot, unoccupied
other than by steps, walks, terraces, driveways, lampposts and similar
improvements, the depth of which is the least distance between the
front lot line at the right-of-way line and the building line.
A yard extending across the full width of the lot between
the rear of the principal building and the rear lot line, unimproved
other than by steps, walks, terraces, driveways, lampposts and similar
improvements.
A yard between the principal structure and the side lot line,
extending from the front yard, or from the front line where no front
yard is required, to the rear yard. The width of the required side
yard is measured horizontally at 90° with the side lot line from
the nearest part of the principal building.
Chapter 170, Zoning, of the Canonsburg Borough Code of Ordinances.
[1]
Editor's Note: See 35 P.S. § 750.1 et seq.
