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 word "person" includes a corporation as well as an individual
or an association of individuals.
E.
The words "shall" and "will" are always mandatory.
F.
The word "may" is permissive.
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.
A minor right-of-way providing secondary vehicular access
to the side or rear of two or more properties.
An area bounded by streets, utility, railroad, public facility
or other rights-of-way; or easements or other definite barriers.
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. (See Appendix No. 1.)[1]
The duly appointed Code Enforcement Officer or entity. This
term shall be interchangeable with "Zoning Officer."
The Robinson Township Planning Commission as duly appointed
by the local governing body.
A lot or portion thereof or body of water or a combination
thereof within a development site for the use and enjoyment of the
residents of a development, including stormwater management facilities,
but not including street, off-street parking areas and other areas
set aside for facilities for the general public.
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 person, individual, firm, partnership, association, corporation,
estate trust or any other group acting as a unit, who makes or causes
to be made, a subdivision of land or a land development.
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 Township as officially designated by
the governing body.
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 duly elected Board of Supervisors of Robinson Township,
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 Township.
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/she
is authorized under the lease to exercise the rights of the landowner;
or other persons having a proprietary interest in land.
A tract or parcel of land capable of being designated by
metes and bounds, designated for conveyance or transfer of ownership,
improvement or sale, whether immediate or future.
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 governing body 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 Township, backed by the developer's
collateral and held in escrow by the Township, to insure that improvements,
upon completion to the Township's satisfaction, will be maintained
for a stipulated time period at no Township expense, against inferior
construction.
A subdivision requiring the construction of public or private
infrastructure improvements such as streets, storm sewers or sanitary
sewers.
An orderly representation of future development plans for
a parcel which will be developed by phases over a period of time.
This plan is not binding and may be revised periodically as development
plans change.
Subdivisions consisting of three lots or fewer developed
along existing improved public thoroughfares that require no additional
streets or street openings or realignment of existing streets; the
division of existing vacant lots; and the division of lots containing
more than one principal structure for the purpose of transferring
legal ownership of lots or structures and the land on which they are
situated, provided that no new land development or new streets or
realignment of existing streets is involved.
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 Township
for such use.
Any contiguous parcel or tract of land under single ownership,
used or intended to be used for the placement of two or more mobile
homes for nontransient use, developed and maintained consistent with
the specific requirements of the Township for such use.
A relaxation or change in the provisions of this chapter
that is granted by the governing body in cases where the developer
can show, to the satisfaction of the governing body, 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. (See Appendix No. 1.)[2]
Robinson Township, Washington County, Pennsylvania.
The total acreage of a development site minus the areas utilized
for accessways, ongrade utilities and facilities, lakes, ponds, or
similar water surfaces and parking facilities.
Certification issued by the Township attesting that the proposed
development of a lot has been completed in accordance with the building
permit and the applicable regulations of the Township 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.
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 Township, backed by the developer's
collateral held in escrow by the Township, to insure that the developer's
financial and performance obligations in connection with the development
approved by the Township will be covered without harm to the Township.
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.
A complete and exact subdivision plan, prepared by a registered
land surveyor for official recording as required by statute, to delineate
boundaries, define property rights, proposed streets and all other
improvements.
A tentative subdivision plan of an entire tract, prepared
by a registered land surveyor, showing approximate street and lot
layout, as a basis for consideration and review prior to preparation
of a final plan.
The map or plan of a subdivision or land development, whether
preliminary or final.
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 Township 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, and the rules and regulations thereunder.[3]
The proposed development or improvement plan for any residential,
commercial or industrial parcel or property within the Township.
A plan to control the increase and concentration of runoff of stormwater caused by land development of predeveloped conditions. (See Chapter 369, Stormwater Management.)
The following street classifications shall apply to all streets
in the Township:
EXPRESSWAYExpressways 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 Township 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.
The owner, or authorized agent of the owner, of the subdivision.
The division or subdivision 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, for lease, partition by the
court for distribution to heirs or devisees, transfer of ownership
or building or lot development; provided, however, that the division
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. (Includes both major and minor
subdivisions.)
A map showing ground elevations by contour lines, and the
location of important natural, man-made and other features.
Robinson Township, Washington County; by its Board of Supervisors
and/or officers/representatives.
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.
Intentional relinquishment of a right, claim, or privilege.
A yard extending across the full width of the lot, unoccupied
other than by steps, walks, terraces, driveways, lamp posts 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, lamp posts 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.
The duly appointed Zoning Officer or entity. This term is
interchangeable with "Code Enforcement Officer."
A document adopted by the Township establishing districts
throughout the Township and permitting certain uses within each district
in order to protect the public health, safety and welfare, to maintain
property values in each district and to encourage compatible development.[4]
[1]
Editor's Note: Appendix No. 1 is included as an attachment to this chapter.
[2]
Editor's Note: Appendix No. 1 is included as an attachment to this chapter.
[3]
Editor's Note: See 35 P.S. § 750.1 et seq.
