[Ord. 686, 8/12/2015]
This chapter shall be known and may be cited as the "Township
of Collier Subdivision and Land Development Ordinance" or just the
"Subdivision Regulations."
[Ord. 686, 8/12/2015]
This chapter is adopted in accordance with the authority granted
to municipalities to regulate subdivision and land development by
the Pennsylvania Municipalities Planning Code, Act 247 of 1968, as
amended, 53 P.S. § 10101 et seq.
[Ord. 686, 8/12/2015]
103.1.Â
The purpose of this chapter is to regulate all
subdivision, resubdivision, consolidation, and land development activities
in the Township by providing for a uniform method for the submission
of preliminary and final plats to ensure:
A.Â
The proper layout or arrangement of land and buildings;
B.Â
The proper design of streets to accommodate projected traffic and
facilitate fire protection;
C.Â
The provision of adequate easements or rights-of-way, gutters, storm
and sanitary drainage facilities, walkways, stormwater management,
and other required public facilities; and
[Ord. 686, 8/12/2015]
104.1.Â
These Subdivision Regulations are made in accordance with the community development objectives set forth in the Township Zoning Ordinance [Chapter 27] and are intended to achieve the following goals:
A.Â
To promote, protect, and facilitate one or more of the following:
the public health, safety, and general welfare; coordinated and practical
community development; proper density of population; civil defense;
disaster evacuation; the provision of recreation, open space and harmonious
design; and the provision of adequate light and air, police protection,
vehicle parking and loading space, transportation, water, sewerage,
schools, public grounds, and other public requirements.
B.Â
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.
[Ord. 686, 8/12/2015]
105.1.Â
Interpretation. All words used in this chapter shall carry their
customary definitions as provided in the most-recent edition of Webster's
Collegiate Dictionary, except where specifically defined herein. For
purposes of this chapter, certain words shall be interpreted as follows:
A.Â
The word "person" includes a corporation, association, partnership,
or individual.
B.Â
The words "shall" and "will" are mandatory; the word "may" is permissive.
C.Â
The word "building" includes structure or any part thereof.
D.Â
Words used in the present tense include the future tense.
E.Â
The words" "he" or "she" or "they" are to be used interchangeably
with the word "person."
F.Â
The singular number shall include the plural, and the plural shall
include the singular.
G.Â
The phrase "used for" includes "arranged for," "designed for," "intended
for," "maintained for," and "occupied for."
H.Â
The words "include" or "including" shall not limit the term to the
specified examples but are intended to extend the meaning to all other
instances of like kind and character.
I.Â
The word "street" includes road, highway, avenue, boulevard or expressway.
J.Â
The word "stream" includes watercourse, creek or river, and where
referenced, a seasonal or intermittent stream.
K.Â
The names of organizations, including government agencies, shall
be construed to include their successors.
105.2.Â
ACCELERATED EROSION
ACCEPTED ENGINEERING PRACTICE
ACCESSORY BUILDING
ACCESSORY USE
ALLEY
AMENITIES BOND
APPLICANT
APPLICATION FOR DEVELOPMENT
ARTERIAL STREET
AVAILABLE SEWER
A.Â
B.Â
C.Â
BLOCK
BOARD OF COMMISSIONERS
BOND
BUFFER AREA
BUILDING
BUILDING LINE
CARTWAY
CLEAR SIGHT TRIANGLE
CODE ENFORCEMENT OFFICER
COLLECTOR STREET
COMMON OPEN SPACE
COMPREHENSIVE PLAN
CONDOMINIUM
CONSERVATION DISTRICT
CONSOLIDATION
CONTIGUOUS
COUNTY
COUNTY PLANNING AGENCY
CROSSWALK
CUL-DE-SAC
CUT
DECLARATION PLAN
DEVELOPER
DEVELOPER'S AGREEMENT
DEVELOPMENT PLAN
DOUBLE-FRONTAGE LOT
DRIVEWAY
DWELLING UNIT
DWELLING UNIT DENSITY
EARTHMOVING ACTIVITIES
EASEMENT
ENGINEER
ESCROW
EVIDENCE OF PROPRIETARY INTEREST
FEE
FILL
FINAL APPLICATION
FINAL PLAT
FLOODPLAIN
FRONT BUILDING LINE
GRADE
GREENWAY LAND
GUARANTEE, MAINTENANCE
GUARANTEE, PERFORMANCE
IMPROVED SURFACE
IMPROVEMENTS, PRIVATE
IMPROVEMENTS, PUBLIC
INSPECTOR
LAND DEVELOPMENT
A.Â
(1)Â
(2)Â
(3)Â
B.Â
C.Â
LAND DEVELOPMENT, MAJOR
LAND DEVELOPMENT, MINOR
LAND DEVELOPMENT PLAN
LAND DISTURBANCE
LANDOWNER
LANE, ACCELERATION OR DECELERATION
LOT
LOT AREA
LOT, CORNER
LOT DEPTH
LOT, DOUBLE-FRONTAGE
LOT, FLAG
LOT FRONTAGE
LOT LINE
LOT LINE, FRONT
LOT LINE, REAR
LOT LINE, SIDE
LOT OF RECORD
LOT WIDTH
MAINTENANCE BOND
MAINTENANCE GUARANTEE
MAJOR LAND DEVELOPMENT
MAJOR SUBDIVISION
MATURE TREE
MEDIATION
MINOR LAND DEVELOPMENT
MINOR SUBDIVISION
MOBILE HOME
MOBILE HOME LOT
MOBILE HOME PARK
MONUMENT
NATURAL FEATURE
OFFICIAL DATE OF FILING
OWNER
PARCEL
PARK
PATHWAY
PENNSYLVANIA MUNICIPALITIES PLANNING CODE
PERFORMANCE BOND
PERFORMANCE GUARANTEE
PERSON
PLANNING COMMISSION
PLAT
PLAT ADJUSTMENT
PRELIMINARY APPLICATION
PRELIMINARY PLAT
PRIMARY CONSERVATION AREAS
PRINCIPAL BUILDING OR STRUCTURE
PRINCIPAL USE
PRIVATE IMPROVEMENTS
PRIVATE STREET
PUBLIC HEARING
PUBLIC IMPROVEMENTS
PUBLIC MEETING
PUBLIC NOTICE
RECREATION FEES
RECREATION FEES FUND
RECREATION OPEN SPACE
RECREATION PLAN
RESUBDIVISION
REVERSE-FRONTAGE LOTTING
RIGHT-OF-WAY
RIGHT-OF-WAY, STREET
SECONDARY CONSERVATION AREAS
SECURITY
SEDIMENT
SEWAGE FACILITIES
A.Â
B.Â
C.Â
SITE
SITE AREA
SLOPE
SPECIMEN TREE
STORMWATER
STREET
STREET, ARTERIAL
STREET, COLLECTOR
STREET, DEAD-END
STREET, HALF
STREET LINE
STREET, LOCAL
STREET, PRIVATE
STREET, PUBLIC
STREET, SERVICE
STREET, SINGLE-ACCESS
STRUCTURE
SUBDIVISION
SUBDIVISION, MAJOR
SUBDIVISION, MINOR
SURVEY
SURVEYOR
SWALE
TOWNSHIP
TOWNSHIP CONSTRUCTION STANDARDS
TOWNSHIP ENGINEER
TOWNSHIP SOLICITOR
TRAFFIC IMPACT ANALYSIS
USE
WATERCOURSE
WATER SUPPLY
A.Â
(1)Â
(2)Â
WOODLANDS
YARD
YARD, FRONT
YARD, REAR
YARD, SIDE
ZONING OFFICER
ZONING ORDINANCE
Definitions. As used in this chapter, the following terms shall
have the meanings indicated. Unless expressly stated otherwise, any
pertinent word or term not a part of this listing, but vital to the
interpretation of this chapter, shall be construed to have its legal
definition, or in the absence of a legal definition, its meaning as
commonly accepted by practitioners, including civil engineers, surveyors,
architects, landscape architects, and planners.
The removal of the surface of the land through the combined
action of man's activities and natural processes as a rate greater
than would occur from natural processes alone.
That which conforms to accepted principles, tests or standards
of nationally recognized technical, scientific, and/or engineering
authorities.
A building, the use of which is customarily incidental and
subordinate to the principal building and located on the same lot
with the principal building.
A use customarily incidental and subordinate to the principal
use and located on the same lot with the principal use.
See "street, service."
Surety, in a form acceptable to the Township, in the form
of cash, a certified check, a letter of credit, or a corporate performance
bond from a Pennsylvania licensed surety company, which guarantees
the satisfactory completion of those private improvements in a subdivision
or land development plan which are required by this chapter or are
voluntarily proposed by the developer.
A landowner or developer who has filed an "application for
development," including his or her heirs, successors, and assigns.
Any 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 or land development.
See "street, arterial."
A Township sewer is considered available if:
Connection is recommended and/or required by Collier Township
or any other municipal authority incorporated in the Township.
Connection is recommended and/or required by the regulations
of the Pennsylvania Department of Environmental Protection pursuant
to the Pennsylvania Sewage Facilities Act, 35 P.S. § 750.1
et seq.
An existing Township sewer line is located within 1,000 feet
of the nearest point of a subdivision, dependent upon a determination
by the Board of Commissioners and/or its agents as to the feasibility
thereof.
A tract of land bounded by streets, public lands, railroad
rights-of-way, waterways, or municipal boundary lines.
The Board of Commissioners of the Township of Collier, Allegheny
County, Pennsylvania.
Any form of surety bond in an amount and form satisfactory
to the Township.
A landscape area of a certain depth, width and plantings
as specified by the Township Zoning Ordinance.
A 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.
See "front building line."
That portion of the street right-of-way which is surfaced
for vehicular use, excluding shoulders and curbs.
A triangular area of unobstructed vision at the intersection
of two streets or of a driveway and a street, defined by line of sight
a given distance from the intersection of the center lines of two
streets or the center lines of the driveway and the street.
The designated official or an authorized representative appointed by the Board of Commissioners whose duty it shall be to administer and enforce this chapter, the Township Zoning Ordinance [Chapter 27], the Township Building Code [Chapter 5, Part 1] and such other ordinances as the Board of Commissioners ordains.
See "street, collector."
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 occupants or residents of a development,
not including streets, parking areas, or areas set aside for public
facilities.
The Collier Township Comprehensive Plan and amendments thereto,
including maps, charts, and/or other descriptive matter officially
adopted by the Township, indicating recommendations for the continuing
development of the Township.
A building where each unit in the structure is individually
owned and the owner of each unit has an undivided interest in the
common areas and facilities of the structures and surrounding grounds.
The Allegheny County Conservation District.
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.
Properties sharing a common boundary. Properties on opposite
sides of a public right-of-way shall not be considered contiguous.
Allegheny County, Pennsylvania.
Allegheny County Department of Economic Development - Planning
Division.
A publicly or privately owned right-of-way for pedestrian
use extending from one curb to the opposite curb across a public or
private street cartway.
A street having one end open to traffic and being permanently
terminated by a vehicle turnaround, including a court or dead-end
street.
An excavation; the difference between a point on the original
ground and a designated point of lower elevation on the final grade;
also, the material removed in an excavation.
A survey of property, prepared in accordance with the requirements
of the Uniform Condominium Act,[1] which describes the unit boundaries and the common elements.
Any landowner, agent of such landowner or tenant with the
permission of such landowner, who proposes, makes, or causes to be
made a subdivision of land or a land development.
A written document executed by the developer and the Township
specifying the agreed upon terms and conditions of final approval
of a subdivision or land development.
See "land development plan."
A lot having two or more of its nonadjoining property lines
abutting a street or streets, usually having front and rear street
frontage.
A private vehicular way providing access between a public
street and a parking area or garage located on a lot.
Two or more rooms designed for the use of one family only
and containing sleeping facilities, cooking, and food storage facilities,
and, in a separate room, a toilet and tub or shower, with hot and
cold water supply, all for the exclusive use of the family occupying
the dwelling unit.
The number of dwellings authorized by the Township Zoning Ordinance [Chapter 27] per acre of land.
Activity resulting in the movement of earth or stripping
of vegetative cover from the earth.
A right-of-way or other right to use property granted by
the property owner to another, such as for access, drainage, utility
lines, slope, or other purpose.
A registered professional engineer licensed as such by the
Commonwealth of Pennsylvania.
A deposit of cash with the Township or escrow agent to secure
the promise to perform some future act.
Any contract, whether subject to any condition or not, or
a certificate of title or other legal document whereby a person shall
have the legal or equitable rights of the landowner in all matters
relating to an application filed under this chapter.
The required charge payable to the Township which is established
from time to time by resolution of Board of Commissioners to defray
the costs of processing an application, reviewing an application,
or inspecting the installation of improvements.
Any act by which natural materials are placed, pushed, dumped,
pulled, transported or moved to a new location above the natural surface
of the ground or on top of the stripped surface, as well as the conditions
resulting from such activities.
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.
The map or plan of a proposed subdivision or land development
containing all the information required by this chapter and the Allegheny
County Subdivision Regulations for final plat approval and in a form
acceptable for recording in the office of the Allegheny County Recorder
of Deeds.
Those areas subject to periodic flooding and delineated as
such by the Federal Emergency Management Agency or Allegheny County.
A line parallel to, or concentric with, the front lot line, the minimum measurement of which is the front yard depth required by the Zoning Ordinance [Chapter 27] for the zoning district in which the lot is located.
The slope of a street, parcel of land, utility lines, drainageways,
etc., specified in percent and shown on plans as required herein.
The portion of a site area that is set aside for the protection
of natural features, farmland, scenic views, and other valuable features.
See "maintenance guarantee."
See "performance guarantee."
Surfaces with a coefficient of runoff greater than 0.85,
including all buildings, roofed areas, parking areas, driveways, streets,
sidewalks, and areas paved in concrete and asphalt and any other areas
determined by the Township Engineer to be impervious within the meaning
of this definition.
See "private improvements."
See "public improvements."
The Township Engineer or his/her authorized representative
assigned by Township Board of Commissioners to make any or all necessary
inspections of the work performed and materials furnished by the developer
or the contractors selected to complete 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.
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 § 22-203 of this chapter.
See "major land development."
See "minor land development."
A plan, prepared in accordance with the application requirements
of this chapter, for approval of a land development, as defined herein.
Any activity which causes land to be exposed to the danger
of erosion, including clearing, grading, filling, plowing, or any
other earthmoving, as defined.
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 persons having a proprietary interest in the land.
A lane of a cartway intended for use by vehicles entering,
leaving, or crossing a lane of forward travel without interrupting
the flow of traffic.
A designated parcel, tract, or area of land established by
a plat or otherwise as permitted by law to be used, developed, or
built upon as a unit.
The total area within the lot lines, excluding the area within
any street right-of-way.
A lot at the intersection of, and fronting on, two or more
street rights-of-way.
The mean horizontal distance between the front lot line and
the rear lot line.
See "double-frontage lot."
A lot which has a width less than the width required by the Zoning Ordinance [Chapter 27] as the street frontage or the minimum required building line.
That portion of the lot which adjoins the street right-of-way
or through which access is provided to a public street. Lot frontage
shall be measured as the minimum straight-line distance between the
points where each side lot line intersects the front lot line. If
the front lot line is curved, frontage shall be measured as the minimum
linear distance of the arc that connects the points where the side
lot lines intersect the front lot line. In the case of multiple-family
dwellings, lot frontage shall be measured for the entire length of
the lot containing the dwelling and not for each individual dwelling
unit within the multifamily dwelling.
A line of record bounding a lot which divides one lot from
another lot or from a public or private street or other public space.
That lot line which is contiguous with the street center
line or the street right-of-way line. In the case of a lot which has
no frontage on a street, the front lot line shall be the lot line
through which vehicular access is provided, regardless of which way
the dwelling faces.
That lot line which is opposite and most distant from the
front lot line.
Any lot line which is not a front lot line or a rear lot
line.
Any lot which, individually, or as part of a subdivision,
has been recorded in the office of the Recorder of Deeds of Allegheny
County.
The straight-line distance between the points of intersection
of the front building line with the side lot lines.
Surety, in a form acceptable to the Township, in the form
of cash, a certified check, an irrevocable letter of credit or a restrictive
or escrow account in a federal or commonwealth chartered lending institution
or a corporate bond from an approved surety company, which guarantees
the repair or maintenance of the public improvements required by this
chapter for a specified period following their completion and acceptance
by the Township.
Any security which may be required from the developer by
the Township after final acceptance by the Township of improvements
installed by the developer. Such security may include an irrevocable
letter of credit, cash escrow account or surety bond with a bonding
company or commonwealth or federally chartered financial institution
as further specified in this chapter.
Any land development that involves the improvement of one
lot of 20,000 square feet in area or more for one multifamily residential
building or a group of two or more residential or nonresidential buildings
or 10,000 square feet in area or more for one nonresidential building,
regardless of the number of tenants; any change of use, addition to,
or structural enlargement of a nonresidential structure which results
in either an increase in the gross floor area of the principal building
of 1,500 square feet or more or an increase in the gross floor area
of the principal building and the paved area of the lot which, in
combination, totals 1,500 square feet or more; or the division or
allocation of land or space among two or more occupants by leasehold
or condominium.
A subdivision containing four or more lots or any subdivision,
regardless of the number of lots, which involves the creation, extension,
or improvement of any public street.
Any tree of six inches or more in caliper, whether standing
alone or in a tree mass or woodlands.
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.
Any land development that involves the improvement of one
lot of less than 20,000 square feet in area for one multifamily residential
building or a group of two or more residential or nonresidential buildings
or less than 10,000 square feet in area for one nonresidential building,
regardless of the number of tenants; any change of use, addition to,
or structural enlargement of a nonresidential structure which results
in either: an increase in the gross floor area of the principal building
of less than 1,500 square feet or an increase in the gross floor area
of the principal building and the paved area of the lot which, in
combination, totals less than 1,500 square; or the division or allocation
of land or space among two or more occupants by leasehold or condominium.
A subdivision containing not more than three lots, all of
which have frontage on an improved public street, and which subdivision
does not involve the construction or improvement of any public street,
but which may or may not involve the extension or creation of any
other public improvements 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, contained in one unit, or in two or more units designed
to be joined into one integral unit capable of again being separated
for repeated towing, which arrives at a site complete and ready for
occupancy except for minor and incidental unpacking and assemble 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 or contiguous parcels of land which has been so
designed and improved that it contains two or more mobile home lots
for the placement of mobile homes.
Designated survey reference points utilized in laying out
a land subdivision or land development.
A component of a landscape existing or maintained as part
of the natural environment and having ecological value in contributing
beneficially to, among other things, air and water quality, erosion
control, groundwater recharge, noise abatement, visual amenities,
growth of wildlife, human recreation, reduction of climatic stress
and energy costs.
The date of the regular meeting of the Planning Commission
at which the application is accepted by the Planning Commission as
complete in content and properly filed in accordance with the requirements
of this chapter.
See "landowner."
A tract of land which is recorded in a plan of subdivision
or any other tract of land described in a deed or legal instrument
pursuant to the laws of the commonwealth which is intended to be used
as a unit for development or transfer of ownership.
Any area which is predominantly open space, is used principally
for active or passive recreation, and is not used for a profit-making
purpose.
A designated land corridor containing a route designed for
nonmotorized travel that connects local facilities, neighborhoods,
commercial districts, etc., to a larger trail or sidewalk network.
Sidewalks are not considered pathways.
The Municipalities Planning Code, originally enacted as Act
247 of 1968, which establishes the basic authority for the exercise
of municipal land use controls in Pennsylvania.[2] All subsequent amendments are included. Abbreviated as
"MPC."
Surety, in a form acceptable to the Township, in the form
of cash, a certified check, an irrevocable letter of credit or a restrictive
or escrow account in a federal or commonwealth chartered lending institution
or a corporate performance bond from a Pennsylvania licensed surety
company, which guarantees the satisfactory completion of the public
improvements required by this chapter, except those improvements for
which surety has been posted with a public utility or municipal authority
or with the Pennsylvania Department of Transportation (PennDOT) as
a condition of a highway occupancy permit.
Any security which may be required from the developer by
the Township in lieu of the requirement that certain improvements
be made before the Township approves a developer's subdivision or
land development plan. Such security may include an irrevocable letter
of credit, escrow account or surety bond with a bonding company or
commonwealth or federally chartered financial institution as further
specified in this chapter.
An individual, proprietorship, partnership, corporation,
association, or other legal entity.
The Planning Commission of Collier Township, Allegheny County,
Pennsylvania.
A map or plan, either preliminary or final, indicating the
subdivision, consolidation or redivision of land or a land development.
Any of the following:
The written and graphic materials specified by this chapter
to be submitted to the Township in order to obtain preliminary approval
of a proposed subdivision or land development.
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.
Consist of wetlands; streams and other watercourses; ponds
and other water bodies; floodplains; steep slopes greater than 25%;
and slide-prone areas.
The building or structure in which the principal use is conducted.
The primary or predominant use to which the property is or
may be devoted and to which all other uses on the premises are accessory.
All roads, streets, walkways, gutters, stormwater management
facilities, curbs, sewers, landscaping, and other facilities to be
owned, maintained, or operated by a private entity, such as an individual,
partnership, corporation, or homeowners' association, and constructed
in accordance with the Township Construction Standards.
See "street, private."
A formal meeting held pursuant to public notice by the Board
of Commissioners or the Planning Commission, intended to inform and
obtain public comment, prior to taking action in accordance with this
chapter.
All roads, streets, walkways, gutters, stormwater management
facilities, curbs, sewers, landscaping, and other facilities to be
dedicated to or maintained by the Township, for which plans and specifications
shall comply with the Township Construction Standards.
A forum held pursuant to notice under the Act of October
15, 1998, P.L. 729, No. 93, 65 Pa.C.S.A. § 701 et seq.,
as now or hereafter amended, known as the "Sunshine Act."
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 public hearing and the particular
nature of the matter to be considered at the public hearing. The first
publication shall not be more than 30 days and the second notice shall
not be less than seven days from the date of the public hearing.
Fees authorized by Act 247, the Municipalities Planning Code,
53 P.S. § 10101 et seq., as amended, and imposed by this
chapter instead of the dedication of land for active recreational
use and the construction of recreational facilities upon agreement
with the developer.
An interest-bearing account established by the Township in
accordance with the Municipalities Planning Code, 53 P.S. § 10101
et seq., as amended, for the deposit of fees in lieu of dedication
of recreation open space and/or recreation facilities.
That area of land suitable for development of specific active
recreation facilities for leisure-time activities. The term "active
recreation" includes, but is not limited to, swimming, tennis, basketball
and other sport court activities, baseball, soccer, football, and
other field sports area, golf, and playground activities.
The Collier Township Recreation and Open Space Study that
is adopted by the Township Commissioners.
A change in lot lines or the number of lots in a previously
recorded final plat of subdivision.
Lotting which extends between two streets of differing classifications,
with vehicular access provided from the lesser street, in order to
promote traffic flow and safety on the greater street.
An area of land reserved or dedicated for public or private
purposes.
An area of land reserved or dedicated as a street for public
or private purposes.
Consist of important natural and/or cultural features on
the site area, in addition to the primary conservation areas, that
are identified during the four-step design process. They shall include,
but not be limited to: mature woodlands; moderately steep slopes of
12% up to 25%; natural heritage areas identified in the natural heritage
inventory; historic features such as old stone walls and foundations;
prime agricultural soils; and areas providing scenic vistas.
A letter of credit, surety bond, certified check, or cash
escrow provided by the applicant to secure its promises regarding
public improvements associated with an approved subdivision or land
development.
Solid material, both mineral and organic, that is in suspension,
is being transported or has been moved from its site of origin by
water.
One of the following:
INDIVIDUAL SYSTEMThe disposal of sewage by use of cesspools, septic tanks, or other safe and healthful means, approved by the Allegheny County Health Department, and generally within the confines of the lot on which the use is located.
COMMUNITY SYSTEMA sanitary sewage system, privately built and operated, in which sewage is carried from individual discharges by a system of pipes to one or more common treatment and disposal facilities. Treatment and disposal may occur either on site or off site and shall be approved by the Pennsylvania Department of Environmental Protection (PA DEP).
PUBLIC SYSTEMA system for the treatment and disposal of sewage in which sewage is conveyed by a system of pipes to an off-site, publicly operated treatment facility and disposed of through means approved by the Pennsylvania Department of Environmental Protection (PA DEP).
A tract of land or one or more contiguous lots proposed for
development.
The total area within the boundary lines of a site proposed
for development, expressed in acres or square feet.
The degree of rise or descent of the land surface calculated
by dividing the number of feet of vertical rise/descent in elevation
by the number of feet of horizontal distance, expressed as a percentage.
A unique, rare, or otherwise specifically selected plant
or tree which most typically represents a whole class or group, specifically
in shape, form, historical importance, or any other characteristic
which may be designated as such by the Township.
Water which surfaces, flows, or collects during a period
subsequent to rain or snowfall.
A public or private recorded right-of-way which affords primary
means of vehicular access to abutting property, but not including
alleys.
A public street which serves large volumes of high-speed
and long-distance traffic and which collects and distributes traffic
from collector streets through the region.
A public street which, in addition to providing access to
abutting lots, intercepts local streets and provides a route for carrying
considerable volumes of local traffic to community facilities and
arterial streets.
A local street open at one end without special provision
for vehicles turning around.
One side of a street divided longitudinally along the center
line of the right-of-way.
The legal right-of-way line which forms the dividing line
between the street and the lot.
A public street designed to provide access to abutting lots
and to discourage through traffic, which is not defined by this chapter
as a collector street or an arterial street.
A street, including the entire private right-of-way, which
is privately owned and maintained through private agreement and which
is intended for private use. A private street provides access to several
lots or parcels which do not have access to a public street and which
require access to a public street through the private street.
A public right-of-way dedicated and open for public use which
has been adopted by the Township, county, commonwealth, or other governmental
body.
A short street or alley, whether public or private, designed
only to provide secondary access to a structure or group of structures
or to parking and loading facilities accessory to the structures and
which is not intended for general traffic circulation.
A local street, including, but not limited to, a street with
a loop design, which has only one point of intersection with a Township,
county or state road carrying through traffic.
Any man-made object having an ascertainable stationary location
on or in land or water, whether not affixed to the land.
The consolidation of two or more lots or 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.
See "major subdivision."
See "minor subdivision."
A plan prepared by a registered surveyor indicating the precise
metes and bounds of a lot or parcel, showing all easements and rights-of-way
of record and all other existing conditions which represent encumbrances
or restrictions on the use of the property.
A registered professional land surveyor licensed as such
by the Commonwealth of Pennsylvania.
A low-lying stretch of land which gathers, or carries, surface
water runoff.
The Township of Collier, Allegheny County, Pennsylvania.
A document entitled "Collier Construction Standards," prepared
by the Township Engineer, adopted and amended from time to time by
resolution of the Board of Commissioners upon recommendation of the
Township Engineer, copies of which are on file in the office of the
Township Manager.
A professional engineer licensed as such in the Commonwealth
of Pennsylvania, with training and experience in civil engineering,
duly appointed by the Board of Commissioners to serve as the Engineer
for the Township.
The attorney appointed by the Board of Commissioners to serve
as legal counsel for the Township.
A study prepared by a qualified traffic engineer, in accordance
with technical requirements specified in this chapter, analyzing the
expected trip generation from a proposed development using the Institute
of Transportation Engineers (ITE) current standards and the impact
of the traffic generated by the development on the capacities and
levels of service of all streets and intersections in the vicinity
of the site.
The purpose, business, or activity for which any land or
structure is utilized.
A permanent stream, intermittent stream, river, brook, creek,
channel, or ditch which carries water, whether natural or man-made.
One of the following:
CENTRAL WATER SUPPLY SYSTEMA system for supplying water from a common source or sources to all dwellings and other buildings within a development. The water supply source may be located on site and/or off site. A central system can be further described as either of the following:
COMMUNITY WATER SUPPLY SYSTEMA system which is owned by a Township, a public company or a private company and which serves a single community or subdivision and is not interconnected with any other water supply system.
PUBLIC WATER SUPPLY SYSTEMA system which is owned by a Township, a public company or a private company which serves more than a single community or subdivision and may be interconnected with any other water supply system.
Areas, groves, or stands of mature or largely mature trees
which are greater than six inches' caliper (diameter) at a height
of 14 inches above the ground which cover a land area greater than
1/4 of an acre; or any grove of more than 10 individual trees which
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 which is unobstructed
by any portion of a principal structure, other than certain projections
expressly permitted by this chapter.
A 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 the Collier Township Zoning Ordinance [Chapter 27].
A yard extending across the rear of the lot between the required side yard lines parallel to the rear lot line, a minimum horizontal distance required by the Collier Township Zoning Ordinance [Chapter 27].
A 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 the Collier Township Zoning Ordinance [Chapter 27].
The person or agency appointed by the Township to administer
and enforce the provisions of the Zoning Ordinance. The term "Zoning
Officer" shall also include any duly appointed staff or assistants.
The Township of Collier Zoning Ordinance [Chapter 27], as now or hereafter amended.
