[Ord. 657, 4/9/2015]
This chapter shall be known and may be cited as the "Subdivision and Land Development Ordinance."
[Ord. 657, 4/9/2015]
This chapter is adopted in accordance with the authority granted to the Township to regulate subdivisions and land developments by the Pennsylvania Municipalities Planning Code, 53 P.S. § 10101 et seq., as amended.
[Ord. 657, 4/9/2015]
1.
The purpose of this chapter is to regulate certain subdivision, consolidation and land development activities in the Township by providing 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 right-of-ways, gutters, storm and sanitary drainage facilities, walkways, stormwater management and other required public facilities. The provisions of this chapter are also intended to achieve the following purposes:
A.
To promote and protect the public health, safety and welfare of the residents and businesses of the Township and of the public generally.
C.
To provide adequate light, air, amenities and access to private property.
D.
To guide development in order to provide adequate community facilities and utilities.
E.
To prevent the overcrowding or incompatible development or use of land and to prevent blighting conditions, congestion and hazard in travel and transportation.
F.
To ensure the provision of public improvements which are necessary and appropriate for development and which are coordinated with nearby areas.
[Ord. 657, 4/9/2015]
A subdivision plat or land development plat approved in accordance with this chapter shall be required for:
[Ord. 657, 4/9/2015]
1.
No land development or subdivision of any lot, tract or parcel of land shall be made or approved, no lot in a subdivision shall be sold, no permit to grade, erect, alter, repair or occupy any land, building or structure shall be issued, no building or structure shall be erected, and no street, sanitary sewer, storm sewer, water main or other improvements in connection therewith shall be laid out, constructed, opened or dedicated for public use or travel, or for the common use of occupants of buildings abutting thereon, except in accordance with the provisions of this chapter and all other provisions of the Moon Township Code of Ordinances and other Township ordinances, resolutions and regulations, and all other applicable federal, state, and county laws, statutes, ordinances, resolutions and regulations.
2.
No grading, earth disturbance, construction or site development activity shall be undertaken, nor shall any grading, building, occupancy or other permit be issued until an applicant shall apply for, obtain and comply with all necessary federal, state, county and Township permits and approvals, including, but not limited to, any highway occupancy permits and traffic signal permits required by the Township under Chapter 21 of the Moon Township Code of Ordinances, Streets and Sidewalks, as amended, Allegheny County under its applicable regulations, and PennDOT under the State Highway Law, 63 P.S. § 67-420, as amended, PennDOT's regulations or otherwise.
3.
Real estate transfer documents or other documents used for selling or transferring property cannot by themselves effectuate a subdivision or land development of property unless the seller or transferor first complies with the requirements of this chapter and all other provisions of the Moon Township Code of Ordinances and other Township ordinances, resolutions and regulations.
4.
All applications must comply with the provisions of the Zoning Ordinance [Chapter 27]. The plan shall be designed and developed in accordance with any and all conditions which have been imposed upon the grant of a special exception, variance or conditional use approval by the Zoning Hearing Board or Board of Supervisors, as applicable.
5.
All applications must comply with applicable provisions of the Construction Code [Chapter 5, Part 1]. Where provisions of this chapter conflict with provisions of the Construction Code [Chapter 5, Part 1], the more stringent provision(s) shall be applied. Approval of the subdivision or land development plan by the Township will not guarantee full compliance with the Construction Code [Chapter 5, Part 1] upon application for permits or in the future.
[Ord. 657, 4/9/2015]
For the purpose of this chapter certain terms and words used herein shall be interpreted or defined as follows:
A.
The word "lot" includes the word "plot" or "parcel."
B.
Words used in the present tense shall include the future.
C.
Words used in the singular imply the plural.
D.
The masculine gender includes the feminine and neuter genders.
E.
The word "person" includes a corporation, partnership, association and/or an individual as well as an association of individuals.
F.
The words "shall" and "will" are always mandatory; the word "may" is permissive.
G.
References to codes, ordinances, resolutions, plans, maps, governmental bodies, commissions, agencies or officials are to codes, ordinances, resolutions, plans, maps, governmental bodies, commissions, agencies or officials of the Township as in effect or office from time to time including amendments thereto or revisions or successors thereof, unless the text indicates another reference is intended.
[Ord. 657, 4/9/2015]
Unless otherwise stated, the following words, terms and phases shall have the meanings indicated in this section; provided, that any terms or words not defined herein shall be interpreted consistent with the definitions and meanings referenced in the Zoning Ordinance [Chapter 27]:
A detached subordinate building or structure, the use of which is clearly incidental to that of the principal structure or principal use of the land and which is located on the same lot as occupied by the principal structure or use.
A use customarily incidental and subordinate to the principal use and located on the same lot as the principal use.
Baseball/softball fields, tennis courts, basketball courts, play grounds and other similar facilities which offer the ability to play an active sport and constructed in conformance with natural standards including those of the National Recreation and Parks Administration.
An application that has been submitted to the Township along with all documents, exhibits, plans and fees required by this chapter and any other Township ordinances, resolutions and/or regulations and has been declared by the Planning Director as a completed application and therefore officially received for review.
Any person, other than a landowner or developer, who, acting for the landowner or developer, submits to the Township subdivision and/or land development plans for the purpose of obtaining approval thereof.
The use of land exclusively as a bona fide agricultural operation by the owner or tenant including, but not limited to, farming, silviculture, viticulture, fish culture, animal and poultry husbandry and the necessary accessory uses for packing, treating or storing the produce and equipment for housing and feeding the animals and housing the equipment, provided that the operation of the accessory use is clearly incidental and subordinate to the agricultural activity.
The Allegheny County Health Department or any agency successor thereto.
A landowner or developer who has filed an application for a subdivision or land development, including his heirs, successors and assigns.
Every application, whether preliminary, tentative or final, required to be filed and approved prior to the start of construction or development including, but not limited to, an application for a zoning and occupancy permit, conditional use, special exception, for the approval of a subdivision plat or plan or for the approval of a land development plan.
A plan showing the actual plan location of easements, curbs, paving, catch basins, manholes, storm and sanitary sewers, wye-branches, waterlines, drainage channels, guardrails and retaining walls and the surface and flow line elevations of storm and sanitary sewers at every catch basin and manhole. The "as-built plan" must be based on actual field measurements made during or after construction and it shall be prepared, sealed and certified by the licensed design professional of record.
The Board of Supervisors of the Township.
Landscaped area of a certain depth which shall be planted and maintained in trees, grass, ground cover, shrubs, bushes or other natural landscaping material and shall consist of a mix of types and sizes of plant material in accordance with the requirements of the Zoning Ordinance [Chapter 27].
The area (acreage or square footage) of a parcel available for development based upon environmental performance standards criteria and evaluation, as further set forth in Part 4B of the Zoning Ordinance [Chapter 27, Part 4B].
Any structure occupied or intended for supporting or sheltering any occupancy.
The total footprint area of the principal building and all accessory buildings exclusive of uncovered porches, terraces and steps.
A plan drawn to scale showing the front, rear and side perspectives of a building, including the building's architectural features, exterior building materials, first floor elevations of the building, the height of the building in feet and number of stories and the building's relationship to the finished grade immediately surrounding the building.
A line parallel to the front lot line at a distance therefrom which is equal to the front yard required by the Zoning Ordinance [Chapter 27] for the zoning district in which the lot is located.
A line parallel to a lot line, defining the yard required by the Zoning Ordinance [Chapter 27].
That portion of the street right-of-way that is surfaced for vehicular use, excluding shoulders and berms, as required by this chapter or the Township Standard Details.
An area of unobstructed vision at the intersection of two streets, or the intersection of a driveway with a street, measured at the height of a driver's eye which is assumed to be 3.75 feet above the road surface, between points at a given distance from the intersection of the center lines of the two streets, or of a street and driveway, as specified in Appendix 22-B of this chapter, intended to allow the operators of vehicles approaching simultaneously to see each other in time to anticipate and avoid potential collisions.
A residential development design technique that concentrates residential lots in specific areas of a tract of land to allow the remaining land to be used for recreation, common open space and preservation of sensitive natural resources.
Features of a subdivision or land development, other than private improvements, as defined herein, which are required by this chapter or Zoning Ordinance [Chapter 27], which are shared in common by the residents or occupants of a subdivision or land development and for which a completion security may be required to guarantee the installation of such features in compliance with this chapter or the Zoning Ordinance [Chapter 27] including, but not limited to, such features as landscaping, bufferyards, parking areas, loading areas and similar facilities.
A sewage disposal system, other than a public sewer system, which provides sewage disposal for two or more units of occupancy which shall comply with all applicable regulations of the DEP, ACHD, and all other regulatory agencies.
A water supply system, other than a public water system, which provides potable water for two or more units of occupancy which shall comply with all applicable regulations of this DEP, ACHD, and all other regulatory agencies.
Security required to be posted as a condition to final plan approval, by and in accordance with the requirements of this chapter, all Township ordinances and the Municipalities Planning Code, in order to assure completion of improvements required by this chapter. Also known as "performance security."
The Comprehensive Parks, Recreation and Open Space Plan of the Township, as amended, from time to time.
The Comprehensive Plan of the Township, as amended.
The Township's interconnected system of collector and arterial streets.
The combination of two or more lots, tracts or parcels of land for any purpose, including sale or lease of a building or lot. A consolidation shall be generally referred to as a subdivision under the provisions of this chapter.
Same as definition in Zoning Ordinance [Chapter 27].
Allegheny County, Pennsylvania.
The Allegheny County Department of Economic Development or its successor.
An obligation defined by law or agreement, the violation of which can be restrained by court action; these are usually stated in the deed or other recorded document.
See "street."
The raised edge of pavement, or other similar constructed improvement, along a street in the Township intended to confine surface water to the pavement of a street and to protect the abutting land from vehicular traffic.
The deliberate appropriation of land by its owner for general public use.
The Department of Environmental Protection of the Commonwealth of Pennsylvania or any agency successor thereto.
The Department of Transportation of the Commonwealth of Pennsylvania or any agency successor thereto.
The speed used for the design of streets.
Any landowner or 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. Any reference to "developer" in this chapter shall include the landowner.
A lot having two or more of its nonadjoining property lines abutting on a street or streets, usually having front and rear street frontage.
A private vehicular access route serving only one parcel or lot which provides access to a public street or private street, but which does not provide access to any other lot or parcel under separate ownership.
As defined in the Zoning Ordinance [Chapter 27].
MULTI-FAMILY DWELLINGAs defined in the Zoning Ordinance [Chapter 27].
SINGLE-FAMILY DWELLINGAs defined in the Zoning Ordinance [Chapter 27].
TWO-FAMILY DWELLINGAs defined in the Zoning Ordinance [Chapter 27].
As defined in the Zoning Ordinance [Chapter 27].
Grant by a property owner for the use, for a specific purpose or purposes, of a strip of land by the general public, a corporation or a certain person or persons, as required by this chapter and/or the Township Standard Details. An easement shall not be considered to be separate and distinct from the lot or parcel burdened by the easement for purposes of this chapter and the Zoning Ordinance [Chapter 27].
A professional engineer licensed as such in the Commonwealth of Pennsylvania.
The Environmental Advisory Council of the Township.
The natural process by which soil and rock material moves on the earth's surface through the forces of wind and water.
As defined in the Zoning Ordinance [Chapter 27].
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.
Same as "final plat."
The map or plan of a proposed subdivision or land development containing all the information required by this chapter and the Allegheny County Subdivision and Land Development Ordinance for final plat approval and in a form acceptable for recording in the Allegheny County Department of Real Estate. For purposes of PRD application, the term "final plat" shall include a PRD final plan, provided that the Zoning Ordinance [Chapter 27] shall govern any conflict between this chapter and the Zoning Ordinance [Chapter 27] for purposes of a PRD.
A lot that has less frontage on a public street with a panhandle as an access corridor and whereas the lot is located behind a lot with normally required street frontage.
See "building line, front."
See "lot line, front."
See "yard."
The length of a property line bordering a public or private street right-of-way that is open to vehicular traffic.
The slope expressed in percentage terms which indicates the rate of change of elevation.
Excavation or fill or any combination thereof including conditions resulting from such activities.
The sum of the gross horizontal area of several floors of a principal building or buildings located on the same lot. All dimensions shall be measured between exterior faces of walls.
An area at the end of a dead-end street where the cartway branches in two directions, providing sufficient space for vehicles to execute three point turning maneuvers without entering adjacent properties or the driveways of any lots abutting the street.
An unincorporated association or not-for-profit corporation whose membership consists of the lot owners of a residential development. A homeowners association shall also include a condominium unit owners association. All such associations shall comply with the requirements for unit owners associations contained in the Pennsylvania Uniform Condominium Act, 68 Pa.C.S.A. § 3101 et seq.
A surface which resists the entrance or passing through of water or other liquids and prevents the percolation of water into the ground.
A complete and exact subdivision and/or land development plan, the sole purpose of which is to permit the construction of only those improvements required by this chapter, as an alternative to guaranteeing the completion of those improvements by completion security.
Pavements, curbs, gutters sidewalks, water mains, sanitary sewers, storm sewers, stormwater management facilities, grading, street signs, plantings and other items for the welfare of the property owners and the public.
A summary, submitted by an engineer, describing the projected demand created by a land development on the Township's existing public traffic, sanitary sewer and water systems.
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.
Development in accordance with § 503(1.1) of the MPC, 53 P.S. § 10503(1.1), as amended.
As used in this definition, the term "improvement" shall include, but not be limited to:
Construction of a new principal building.
Construction of an addition to an existing building.
A change in the use of an existing building or lot resulting in an increase in the area of the lot covered by a building and/or an impervious surface.
Construction, reconstruction, and/or renovation of an existing principal building the cost of which is equal to or greater than 40% of the fair market value of the subject property as established by the current Allegheny County property assessment records.
A plan that 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; a topographic and boundary survey of the lot or parcel, the proposed use, location and bulk of buildings and other structures; the intensity of use or density of development; vegetation, drainage, floodways, wetlands and waterways, streets, ways and parking facilities; pedestrian circulation routes, common open space and public facilities. The "land development plan" shall include all of the written and graphic information required by this chapter.
A land development with any of the following characteristics:
A land development of single-family dwelling(s) and/or two-family dwelling(s) that creates five or more new lots;
Any land development containing multi-family dwelling(s);
A nonresidential land development with more than 5,000 square feet of new gross floor area;
All planned residential developments and planned nonresidential developments in accordance with the Zoning Ordinance [Chapter 27];
All subdivisions and land developments that contain a use classified as a conditional use or use by special exception under the Zoning Ordinance [Chapter 27];
All mobile home parks;
All cottage home land developments; or
A subdivision and/or land development that does not qualify as a minor land development or simple subdivision under this chapter.
A land development with any of the following characteristics:
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 professional landscape architect licensed as such in the Commonwealth of Pennsylvania.
Acting with the purpose of meeting specific criteria regarding uses of outside space, including ground cover, buffers, and shade trees.
A lot, tract or parcel of land divided or redivided from the parent lot, tract or parcel by lease.
A map showing the site with relation to adjoining areas.
A tract of land in a plan of subdivision or any other parcel of land described in a deed or legal instrument pursuant to the laws of the Commonwealth of Pennsylvania intended to be used as a unit for development or transfer of ownership.
The area of a lot measured on a horizontal plane bounded by all lot lines of the subject lot, exclusive of any area within a street right-of-way.
The mean horizontal distance between the front lot line and the rear lot line.
A boundary line of a lot, which may be used to describe such lot and often used in description of a contiguous lot.
A lot line separating the lot from the street.
The lot line not intersecting a front lot line that is most distant from and most closely parallel to the front lot line. A lot bounded by only three lot lines will not have a rear lot line.
Any lot line which is not a front lot line or a rear lot line.
A lot that is part of a subdivision plat duly recorded in the office of the Allegheny County Department of Real Estate identified in those records by plan book volume and page number or other similar approved recording citation.
The mean horizontal distance across the lot, between the side lot lines, measured at the front building setback line unless otherwise stated.
See "double-frontage lot."
See "flag lot."
Financial security required to be posted as a condition to the Township's acceptance of dedication of public improvements following completion, by and in accordance with the requirements of this chapter and the Municipalities Planning Code.
See "land development, major."
A voluntary negotiating process in which parties in a dispute mutually select a neutral mediator to assist them in jointly exploring their differences, culminating in a written agreement that the parties themselves create and consider acceptable.
See "land development, minor."
A transportable, single-family dwelling intended for permanent occupancy, contained in one unit, or in two 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 assembly operations.
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 leased by the park owner to the occupants of the mobile home erected on the lot.
A parcel of land under single ownership which has been planned and improved for the placement of mobile homes for nontransient use, consisting of two or more mobile home lots.
See "waiver."
The Moon Township Municipal Authority or any successor entity thereto.
The Moon Transportation Authority or any successor entity thereto.
The Pennsylvania Municipalities Planning Code, 53 P.S. § 10101 et seq., as amended and reenacted.
The United States Department of Agriculture, Natural Resource Conservation Service (formerly known as the Soil Conservation Service) or any successor agency thereto.
An activity for which the "start of construction or improvement" commenced on or after the effective date of this chapter.
Buildings or structures and their associated land designed, intended or used for purposes other than as residential dwelling units.
A resident or tenant on a temporary or permanent basis.
Chapter 14 of the Moon Township Code of Ordinances, Official Map, as amended.
Same as "landowner."
See "completion security."
Unless otherwise specified, person shall mean both the singular or plural, male or female, firm, business, partnership, association, limited liability company or corporation, or any other legal entity.
A development of land controlled by one landowner to be developed as a single entity for a combination of nonresidential uses, and limited residential uses, in accordance with the Zoning Ordinance [Chapter 27].
A development of land controlled by one landowner to be developed as a single entity for a number of dwelling units or a combination of residential and nonresidential uses in accordance with the Zoning Ordinance [Chapter 27].
The Township Planning Commission.
The Planning Director of the Township, the authorized designee of the Township Manager and/or the authorized designee of the Board of Supervisors.
A map or plan, either preliminary or final, presented to the Township for approval, indicating the subdivision, consolidation, re-division of land or a land development.
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.
Same as "preliminary plat."
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 application. For purposes of a PRD application, the term "preliminary plat" shall include a PRD tentative plan, provided that the Zoning Ordinance [Chapter 27] shall govern any conflict between this chapter and the Zoning Ordinance [Chapter 27] for purposes of a PRD.
The building(s) or structure(s) on a lot in which the principal use or uses are conducted.
The main use of land or structures as distinguished from a subordinate or accessory use.
Owned, operated or controlled by an individual, group of individuals, association or corporation, and restricted to members who meet certain qualifications and their guests.
All roads, streets, walkways, gutters, stormwater management facilities, curbs, sewers, and other facilities to be owned, maintained, or operated by a private entity as an individual, corporation or homeowners association for which plans and specifications must comply with the provisions of this chapter, the Zoning Ordinance [Chapter 27], the Township Standard Details and other Township ordinances and regulations.
Persons who provide expert or professional advice including, but not limited to, architects, attorneys, certified public accountants, engineers, geologists, land surveyors, landscape architects and/or planners.
All roads, streets, walkways, gutters, stormwater management facilities, curbs, sewers and other facilities to be dedicated to and accepted by or maintained by the Township or other public entity for which plans and specifications must comply with this chapter, the Township Standard Details and all other Township ordinances and regulations.
A municipal sanitary sewer system approved and permitted by DEP and owned by a municipality or a municipal authority.
A municipal water supply system approved and permitted by DEP and owned by a municipality or municipal authority, or a water supply system owned by a public utility and operated in accordance with a certificate of public convenience granted by the Pennsylvania Public Utility Commission.
See "lot line, rear."
See "yard."
A capital improvement program used to guide the allocation of land to be developed or funds received in lieu of mandatory land dedication, said program being included in the Comprehensive Parks, Recreation, and Open Space Plan.
The service radius of existing or proposed Township parks and recreation facilities as defined by National Recreation and Parks Administration Standards as outlined in Table 22-2 of this chapter.
To give back, or to not accept.
A full site characterization identifying the full extent of soil and groundwater contamination, identifying alternative remediation activities and evaluating the feasibility of the alternatives as well as the selection and implementation of remediation activities.
Land set aside for use as a street, alley or other means of travel.
See "lot line, side."
See "yard."
The maximum extent of unobstructed vision (in a horizontal or vertical plane) along a street from a vehicle located at any given point on the street. The safe stopping sight distance for the vertical curves on roadway pavement shall be calculated with an eye level of 3.75 feet above the pavement (see "clear sight triangle").
A subdivision which consolidates existing lots or revises lot lines of an existing plat without creating new lots, buildings or public improvements; or revisions of easements and/or rights-of-way.
Summary of existing conditions regarding a particular lot or lots.
An informal plan, not necessarily to exact scale, indicating salient existing features of a tract and its surroundings, with the general layout of a proposal prepared in accordance with § 22-321, Subsection 1C, of this chapter.
See "Township Standard Details."
Chapter 23 of the Moon Township Code of Ordinances, Stormwater, as amended.
A strip of land, including the entire right-of-way and cartway utilized as a means of vehicular travel for more than one lot. Street includes highway, throughway, thoroughfare, parkway, boulevard, road, avenue, lane alley, viaduct and any other ways used or intended to be used by vehicular traffic whether public or private; however, "street" shall not include a driveway.
ARTERIAL STREET A street which is used primarily for fast or heavy traffic including, but not limited to, all streets classified as main or secondary highways by PennDOT. The arterial streets in the Township shall include, but not be limited to: Interstate 376, Business Loop 376 (SR 3160), Beaver Grade Road, University Boulevard, Brodhead Road, Flaugherty Run Road, Hassam Road, Ewings Mill Road, Maple Street Extension, Montour Run Road, Stoops Ferry Road and Thorn Run Road.
COLLECTOR STREET A 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. The collector streets in the Township shall include, but not be limited to: Ewing Road, Hookstown Grade Road, Montour Street Extension, Moon Clinton Road, Shafer Road, Sharon Road, Spring Run Road, Spring Run Road Extension, Boggs School Road, Corapolis Heights Road, Coraopolis-Imperial Road, Hirschinger Road, Patton-Chaplin-Stoker Drives, Cherrington Parkway, Rosemont Drive, Thorn Run Road Extension and Rouser/Marshall Roads.
CUL-DE-SACA street having one end open to traffic and being permanently terminated by a vehicle turnaround, including a court or dead-end street.
LOCAL STREETA street other than an arterial street or collector street designed to provide access to abutting lots and to discourage through traffic.
PRIVATE STREET A street, including the entire 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. (See also "driveway.")
PUBLIC STREET A street, including the entire right-of-way, which has been dedicated to and accepted by the Township, county or state and has been devoted to public use by legal mapping, use or other means.
SERVICE STREET 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, as determined by the Township Engineer.
A strip of land occupied or intended to be occupied primarily as a right-of-way for vehicular travel meeting the design standards of Part 5 of this chapter and the Township Standard Details. The street right-of-way may also be occupied by crosswalks, sidewalks, shade trees, and utilities laid out in accordance with Part 5 of this chapter and the Township Standard Details. Every street right-of-way hereafter established and shown on a final plat is to be separate and distinct from the lots or parcels adjoining such right-of-way and not included within the dimensions or areas of such lots or parcels for purposes of this chapter or the Zoning Ordinance [Chapter 27].
A line defining the edge of a street right-of-way and separating the street from abutting property or lots. Also known as the "street line" and/or "right-of-way line."
The distance between property lines measured at a right angle to the center line of the street.
A tree planted in the front yard 12 feet from the front lot line and whose use is intended, in conjunction with other street trees, to create a tree-lined street.
Any change in the support members of a building such as bearing walls, columns, beams or girders; changes in the means of ingress and/or egress; enlargement of floor area or height of a structure; or relocation from one position to another.
Any man-made object having an ascertainable stationary location on or in land or water, whether or not it is affixed to the land. The term "structure" includes, but is not limited to, buildings, gazebos, storage sheds or containers, portable storage units, free-standing posts, communications equipment structure, communications towers, pillars, and similar objects.
The division or re-division of a lot, tract or parcel of land by any means into two or more lots, tracts, parcels or other divisions of land including 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.
This chapter, as amended, which is identified as Chapter 22 of the Moon Township Code of Ordinances, Subdivision and Land Development.
See "simple subdivision."
A professional land surveyor licensed as such in the Commonwealth of Pennsylvania.
A map showing ground elevations by contour lines and the location of important natural, man-made and other features.
The Township of Moon, located in Allegheny County, Pennsylvania.
The Engineer of the Township duly appointed by the Board of Supervisors pursuant to the requirements of Article XII of the Second Class Township Code, 53 P.S. §§ 66201 — 66203, as amended, and/or his authorized designee.
The Manager of the Township duly appointed by the Board of Supervisors, his authorized designee and/or the authorized designee of the Board of Supervisors.
The Solicitor of the Township duly appointed by the Board of Supervisors pursuant to the requirements of Article XI of the Second Class Township Code, 53 P.S. §§ 66101 — 66103, as amended, and/or his authorized designee.
The Township's accepted methods, materials, designs, details, and practices for construction, repair, and replacement of certain private improvements and public improvements prepared by the Township Engineer and approved by the Board of Supervisors by resolution, as may be amended from time to time. Copies of the current Township Standard Details are on file in the office of the Township Manager.
A professional engineer licensed as such in the Commonwealth of Pennsylvania that has verifiable experience in traffic engineering and is certified as a Professional Traffic Operations Engineer (PTOE), duly retained and/or designated by the Board of Supervisors, and/or the authorized designee of the Township Manager, to serve as the Traffic Engineer of the Township.
A technical report, submitted by a professional traffic engineer, which projects the trip generation of a land development and the anticipated trip impact on the Township's comprehensive transportation network.
The movement completed by an individual vehicle in a one-way direction.
A facility that is not physically occupied by persons on a regular basis and the operation and control of which is not performed by persons physically located on the site of the facility.
An entity that provides utility service(s) to a property or use including, but not limited to, the provider(s) of sanitary sewage, water, stormwater conveyance and management, telephone, electricity, natural gas, cable television and internet services.
The grant of an exception or modification to the requirements of one or more provisions of this chapter which, in the opinion of the Board of Supervisors, will not be detrimental to the general welfare or impair the intent of such requirements of this chapter.
A channel or conveyance of surface water having defined bed and banks, whether natural or artificial, with perennial or intermittent flow including, but not limited to, drainage channel, creek, drain, river or stream.
Those areas that are inundated or saturated by surface or groundwater at a frequency and duration sufficient to support, and that under normal circumstances do support, a prevalence of vegetation typically adapted for life in saturated soil condition. Wetlands include, but are not limited to, swamps, bogs and similar areas. Wetlands shall be identified by a person appropriately qualified and trained to delineate wetlands, using the current delineation manual and other protocols and guidance required by the DEP, the U.S. Environmental Protection Agency, and/or the Army Corps of Engineers.
An open space adjacent to a lot line, open and unobstructed from the ground to the sky, except as otherwise provided herein or the Zoning Ordinance [Chapter 27].
Chapter 27 of the Moon Township Code of Ordinances, Zoning, as amended.