Unless otherwise stated and 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 tense.
B.
Words in the singular shall include the plural, and those in the
plural shall include the singular.
C.
The words "should" and "may" are permissive. The words "shall" and
"will" are mandatory and directive.
D.
The word "lot" includes the word "plot" or "parcel."
E.
The words "person," "subdivider," and "owner" shall include a corporation,
an unincorporated association, a partnership, or other legal entity
as well as an individual.
F.
The word "structure" includes "building" and shall be construed as
if followed by the phrase "or part thereof."
G.
The word "watercourse" includes channels, creeks, ditches, dry runs,
springs, and steams.
H.
The word "and" indicates that all connected items, conditions, provisions,
or events shall apply.
I.
The word "or" indicates that the connected items, conditions, provisions,
or events may apply singly or in any combination.
J.
The words "either" and "or" indicate that the connected items, conditions,
provisions, or events may apply singly but not in any combination.
K.
The words "Municipal," "Municipality," and "Borough" mean the Borough
of Glen Osborne, Allegheny County, Pennsylvania.
L.
The word "County" means the County of Allegheny, Pennsylvania.
M.
The word "used" or "occupied" as applied to any land or building
shall be construed to include the words "intended, arranged, or designed
to be used or occupied."
N.
Unless otherwise specified, all distances shall be measured horizontally.
O.
Any use of the gender specific words (his, hers, him, her) shall
imply both genders.
P.
In case of any difference of meaning or implication between the text
of this chapter and any caption, illustration, or table, the text
shall control.
R.
When a word or phrase is not specifically defined in this chapter,
or referenced in another ordinance, then the common meaning of the
word or phrase, or the definition contained in the most current version
of Webster's Dictionary, shall apply.
A public or private thoroughfare that affords a means of
access to an abutting property, parking area, or street and that has
a width in accordance with the Borough Construction Standards, Standard
Details, but in no case shall be less than 20 feet in width. An access
drive shall not be considered a driveway.
A residential accessory use that consists of creating living
space for individuals which is attached to the principal structure
via a breezeway or the like that is no longer than 30 feet and has
its own bathroom facility and often includes its own kitchen area.
Only one accessory dwelling unit is allowed on any single lot in addition
to the principal structure. Accessory dwelling units shall have a
gross floor area of at least 400 square feet and shall comprise no
more than 50% of the gross floor area of the principal structure on
the lot that they are associated with and shall not exceed 1,200 square
feet for the accessory unit.
The portion of the parking lot devoted to providing immediate
access to the parking stalls. The recommended aisle width is dependent
of the parking angle.
A passageway open to public travel which affords generally
a secondary means of vehicular access to abutting lots and is not
intended for general traffic circulation.
An establishment developed primarily for entertainment purposes
and offering rides and exhibitions for a fee. See definition of "land
development."
A landowner or developer, as hereinafter defined, who has
filed an application for development, including his heirs, successors,
and assigns.
Every application, whether preliminary, tentative, or final,
required to be filed and approved prior to start of construction or
development, including, but not limited to, an application for a building
permit, for the approval of a subdivision plat or plan, or for the
approval of a development plan.
Plans, profiles, cross sections, and construction details
showing the exact final location, elevation, grade, size, and material
used in the construction of all facilities installed, to the same
scale as the approved construction drawings.
A municipal sewer is considered available if:
Connection is recommended and/or required in the regulations
of the Borough or any municipal authority with jurisdiction by the
Borough;
Connection is recommended and/or required by the regulations
of the Pennsylvania Department of Environmental Protection (PA DEP)
pursuant to the Pennsylvania Sewage Facilities Act[1]; or
An existing municipal sewer line, with sufficient capacity,
is located within 1,000 feet of the nearest point of a subdivision
or land development.
The flood which has been selected to serve as the basis upon
which the floodplain management provisions of this chapter have been
prepared; for the purposes of this chapter, the 100-year flood.
The 100-year flood elevation within the approximated floodplain
the base flood elevation shall be established as a point on the boundary
of the approximate floodplain closest to the construction site in
question.
A mound of soil, either natural or man-made, used to obstruct
views.
A unit of land containing one or more lots, bounded by existing
or proposed streets, waterways, railroads, public lands, or other
barriers to contiguous development.
The Borough of Glen Osborne, Allegheny County, Pennsylvania.
The Borough Council of the Borough of Glen Osborne, Allegheny
County, Pennsylvania.
A roofed structure, whether or not enclosed by walls, to
be used for shelter, enclosure, or the protection of persons, goods,
materials, or animals.
The line within a property defining the minimum required
distance between any building to be erected and the edge of any required
adjacent right-of-way (front lot line).
The paved area of a street or alley designed for vehicular
traffic use. This does not include curbs, shoulders, or surface areas
outside the lane(s) of travel.
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 this chapter and the zoning ordinance,[2] intended to allow the operators of vehicles approaching
simultaneously to see each other in time to prevent a collision. Any
obstruction that impedes line-of-sight should be removed upon notification
from the Borough. Further, a triangular area of unobstructed vision
as defined by PennDot Publication No. 70M: Guidelines for the Design
of Local Roads and Streets.
A parcel or parcels of land or an area of water, or a combination
of land and water within the development site, designed as an intended
for the use or enjoyment by the public or residents of a development,
not including streets, off-street parking areas, and areas set aside
for public facilities. Stormwater management facilities such as drainageways,
swales, and stormwater basins shall not be considered eligible to
meet common open space requirements.
A space which will remain totally dry during flooding; the
structure is designed and constructed to prevent the passage of water
and water vapor.
A bond in cash or any other type of financial security which
may be accepted in lieu of certain improvements being made prior to
approval and recording of a final plan, pursuant to § 509
of the MPC, as amended.[3] Financial security guarantees the satisfactory completion
of the improvements to land in accordance with this chapter.
Shall be used in accordance with the definition and concept
set forth in the Uniform Condominium Act, 68 Pa.C.S.A. § 3101
et seq. (as amended).
The Allegheny County Conservation District.
The construction, reconstruction, renovation, repair, extension,
expansion, alteration, or relocation of a structure, including the
placement of mobile homes.
The Borough of Glen Osborne Standard Construction Details,
as amended.
A line which joins all points of equal elevation on the ground.
The County of Allegheny, Pennsylvania.
The Allegheny County Department of Economic Development,
Planning Division.
The part of a roadway at an intersection included within
the connections of the lateral lines of the sidewalks on opposite
sides of the roadway, measured from the curbs or, in absence of curbs,
from the edges of the traversable roadway; and, in the absence of
a sidewalk on one side of the roadway, that part of a roadway included
within the extension of the lateral lines of the existing sidewalk;
or any portion of a roadway at an intersection or elsewhere distinctly
indicated for pedestrian crossings by liens or other markings on the
surface.
A dead-end street with a vehicular turnaround at the dead
end.
Any structure not classified as a bridge and designed to
convey a water course under a street or pedestrian walk. A culvert
shall not be incorporated into a closed drainage system.
Concrete, asphalt concrete, or other improved boundary material
usually marking the edge of a street, parking lot, or other paved
area. See the Borough Construction Standards.
Any of the following:
The transfer of property interests from private to public
ownership for a public purpose. The transfer may be of fee-simple
interest or of a less than fee interest, including an easement.
A written instrument whereby an estate in real property is
conveyed.
An impoundment designed to collect and detain stormwater
runoff by temporarily storing the runoff and releasing it at a predetermined
rate. Detention basins are designed to drain completely in a designed
period after a rainfall event, and to become dry until the next rainfall
event.
The final action by an officer, body, or agency charged with
the administration of any land use ordinance or applications thereunder,
including the Governing Body; the Zoning Hearing Board (ZHB); the
Planning Agency, only if and to the extent the Planning Agency is
charged with final decision on preliminary or final plans under this
chapter.
Any landowner, agent of such landowner, or tenant with the
permission of such landowner, who makes or causes to be made a subdivision
of land or a land development.
The agreement between the Borough and the applicant which
is required for final approval of an application for development and
which shall state all conditions for development and shall establish
the responsibilities of the parties to the agreement, including financial
security, sequencing, scheduling, and provision of public improvements
required prior to release of guarantees.
See "land development" in this section.
The provisions for development, including a planned residential
development, plat of subdivision, all covenants relating to use, location,
and bulk of buildings and other structures, intensity of use or density
of development, streets, ways, and parking facilities, common open
space, and public facilities. The phrase "provisions of the development
plan" when used in this chapter shall mean the written and graphic
materials referred to in this definition.
The removal of surface water or groundwater from land by
drains, grading, or other means.
A stormwater management facility designed to convey stormwater
runoff and shall include streams, channels, swales, pipes, conduits,
culverts, storm sewers, etc.
A right granted by a landowner to a grantee, allowing the
use of private land for stormwater management, drainage, or conveyance
purposes.
Any natural or artificial watercourse, trench, ditch, pipe,
swale, channel, or similar depression into which surface water flows.
A private area which provides vehicular access to a parking
space, garage, dwelling, or other structure.
A grant of the specified use of a parcel of land to the public,
a corporation, or a person.
Notice given by the Borough through the Internet of the time
and place of a public hearing and the particular nature of the matter
to be considered at the hearing.
Any structure or activity which in any manner changes, expands,
or diminishes the course, current, or cross section of any watercourse,
floodway, or body of water.
A licensed professional engineer registered by the Commonwealth
of Pennsylvania. See "registered professional" in this section.
Lands, which because of their characteristics or locations,
are limited with regard to development activities. Environmentally
sensitive characteristics include, but are not limited to, steep slopes,
floodplain areas, and wetlands.
The United States Environmental Protection Agency (EPA) or
any agency successor thereto.
The removal of surface materials by the action of natural
elements.
A narrative and set of plans developed to minimize accelerated
erosion and prevent sedimentation damage. In accordance with the Pennsylvania
Department of Environmental Protection (PA DEP) Erosion and Sediment
Pollution Control Program Manual and applicable regulations and requirements
of the Allegheny County Conservation District, these plans are prepared
in conjunction with construction staging plans, detailing what erosion
control measures must be in place at all times during various construction
stages and phases.
A deed or monies delivered to a third person to be held by
the third person and released to the grantor only upon the fulfillment
of a condition. See also "completion bond/financial security" in this
section.
Any act by which earth, sand, gravel, rock, or any other
similar material is dug into, cut, quarried, uncovered, removed, displaced,
relocated, or bulldozed and shall include the conditions resulting
therefrom.
The Federal Emergency Management Agency (FEMA).
Any of the following:
Any act by which earth, sand, gravel, rock, or any other material
is 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 and shall include the conditions resulting therefrom.
The difference in elevation between a point on the original
ground and a designated point of higher elevation on the final grade.
The material used to make fill.
The term "fill" is also to be used in accordance with the definition set forth in the Borough Grading Ordinance, Chapter 79 of the Borough Code.
As defined by the Borough of Glen Osborne Floodplain Management
Ordinance (Ord. No. 405), as amended.[4]
The Borough of Glen Osborne Floodplain Management Ordinance
(Ord. No. 405), as amended.[5]
A unit of light density incident on a plane (assumed to be
horizontal unless otherwise specified), measurable with an illuminance
meter (also known as a "light meter").
Pennsylvania Department of Transportation (PennDOT) Form
408, latest publications and bulletins, Commonwealth of Pennsylvania,
Specification Publication No. 408.
A professional engineer licensed as such by the Commonwealth
of Pennsylvania who has training and experience in geotechnical engineering.
Excessive brightness in the field of view that is sufficiently
greater than that to which the eyes are adapted, to cause annoyance
or loss in visual performance and visibility so as to jeopardize health,
safety, or welfare.
The Borough Council of the Borough of Glen Osborne.
The inclination of the land's surface from the horizontal,
as it exists or as rendered by cut and/or fill activities. Street
grade refers to the rate of rise and fall of a street surface, measured
along the center line of the cartway.
The Grading Ordinance of the Borough of Glen Osborne, Chapter 79 of the Borough Code.
A plan prepared by a registered professional which depicts
all existing and proposed ground features as described by materials,
grades, contours, and topography.
The party in a transaction who makes a grant, i.e., one who
conveys property, conveys a trust, or conveys security for an improvement.
A planting of low-growing plants that in time forms a dense
mat covering the surface of the land, preventing soil from being blown
or washed away.
A shallow drainage channel made of concrete or similar construction
materials. Gutters are typically set along a curb or the pavement
edge of a street for purposes of catching and carrying runoff water.
See "public hearing" in this section.
Physical changes to land, including, but not limited to,
any of the following: streets, gutters, culverts, sidewalks, storm
sewers, water drainage facilities, utilities (gas, electric, telephone
services), water system, fire hydrants, sanitary sewers, septic tanks,
street signs, streetlights, and including cuts and/or fills.
TYPES OF IMPROVEMENTS:
IMPROVEMENTS, OFF-SITEPublic improvements which are not on-site improvements and that serve the need of more than one development.
IMPROVEMENTS, ON-SITEAll improvements constructed on an applicant's property, or the improvements constructed on the abutting property, necessary for the ingress and/or egress to the applicant's property, and required to be constructed by the applicant pursuant to regulations within this chapter.
IMPROVEMENTS, PRIVATEA street, sidewalk, walkway, gutter, curb, sewer, water line, driveway, parking area, streetlight, street sign, or related facility to be operated and maintained by a private entity, and which must comply with this chapter and shall be in accordance with the Borough's Construction Standards.
IMPROVEMENTS, PUBLICA street, sidewalk, walkway, gutter, curb, sewer, water line, streetlight, street sign, or related facility to be dedicated to or maintained by the Borough and which must comply with this chapter and shall be in accordance with the Borough's Construction Standards.
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; or
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.
Land development excludes and shall not include:
The conversion of an existing single-family detached dwelling
or single-family semi-detached dwelling into not more than three residential
units, unless such units are intended to be a condominium.
The addition of an accessory building, including farm buildings,
on a lot or lots subordinate to an existing principal building.
The addition or conversion of buildings or rides within the
confines of an enterprise which would be considered an amusement park.
For purposes of this subsection, an amusement park is defined as a
tract or area used principally as a location for permanent amusement
structures or rides. This exclusion shall not apply to newly acquired
acreage by an amusement park until initial plans for the expanded
area have been approved.
The legal or beneficial owner or owners of land, including
the holder of an option or contract to purchase (whether or not such
option or contract is subject to any condition), a lessee if he is
authorized under the lease to exercise the rights of the landowner,
or other person having a proprietary interest in land.
A landscape architect registered by the Commonwealth of Pennsylvania.
See "registered professional."
A plan prepared by a registered professional identifying
proposed landscape features, materials, and vegetation. The requirements
of a landscape plan are identified in this chapter.
Pipes for utilities connecting individual buildings to larger
pipes, mains, trunks, or interceptors that typically are located in
street ROWs or easements.
A designated parcel, tract, or area of land established by
a plat or otherwise as permitted by law and to be used, developed,
or built upon as a unit.
The total area within the boundary of the lot excluding any
areas contained in a public street ROW.
The percentage of the area of a lot covered by all principal
and accessory structures.
See "subdivision" Subsection A(2)(c), "lot line revision,"
in this section.
LOT LINE FRONTA line measured along the ROW of any street frontage, whether public or private, between the side lot lines.
LOT LINE REARThat lot line that is generally opposite to the front lot line.
LOT LINE SIDEAny lot line that is not a front lot line or rear lot line.
A lot described in a deed, or shown on a plan of lots, which
has been recorded with the Allegheny County Department of Real Estate.
See the definition and diagram provided in the Borough zoning
ordinance, as amended.[7] Lot types include corner lots, interior lots, and through/double
frontage lots.
Notice given by a municipality by first class mail of the
time and place of a public hearing and the particular nature of the
matter to be considered at the hearing.
The principal artery of a continuous piping system to which
branches may be connected.
The upkeep necessary for efficient operation of physical
properties.
A guarantee of facilities, improvements, or work to ensure
the correction of any failures of any improvements required pursuant
to this chapter.
A metal pipe or pin of at least one-half-inch diameter (preferred
3/4 inch or 7/8 inch) and at least 24 inches in length (preferred
30 inches to 36 inches).
A portion of a divided roadway separating lanes of traffic
proceeding in opposite directions.
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.
See "subdivision" in this section.
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 assembly operations,
and constructed so that it may be used with or without a permanent
foundation. The term does not include recreational vehicles or travel
trailers.
A parcel or contiguous parcels of land which has been so
designated and improved that it contains two or more mobile home lots
for the placement thereon of mobile homes.
A change granted to an applicant/developer by the Borough
Council to the minimum standards of this chapter and in accordance
with § 512.1 of the MPC.[8] Said change may be granted only when the literal compliance
with mandatory provisions of this chapter is demonstrated by the developer
to be unreasonable, to cause undue hardship, or when an alternative
standard can be demonstrated to provide equal or better results.
A stone or concrete monument with a flat top at least four
inches in diameter or square, containing a copper or brass dowel (plug),
and at least 24 inches in length (preferred 30 inches to 36 inches).
The bottom, sides or radius shall be at least two inches greater than
the top, to minimize movements caused by frost.
A body politic and corporate created pursuant to the Act
of May 2, 1945 (P.L. 382, No. 164), known as the "Municipality Authorities
Act of 1945."[9]
Act of 1968, P.L. 805, No. 247, as reenacted and amended
(53 P.S. § 10101 et seq.).
The Borough of Glen Osborne, Allegheny County, Pennsylvania.
A structure or part of a structure not complying in its design
with the applicable provisions of the Borough's first zoning
ordinance[10] or subsequent amendments, where such structure lawfully
existed prior to the application of this chapter or amendments to
its location by reason of annexation. Such nonconforming structures
include, but are not limited to, nonconforming signs.
A lot, the area or dimension of which was lawful prior to
the adoption or subsequent amendments of the Borough's first
zoning ordinance,[11] but which fails to conform to the requirements of the
zoning district in which it is located by reasons of such adoption
or amendment.
A use, whether of land or of structure, which does not comply
with the applicable use provisions in a zoning ordinance or amendment
heretofore or hereafter enacted, where such use was lawfully in existence
prior to the enactment of such ordinance or amendment, or prior to
the application of such ordinance or amendment to its location by
reason of annexation.
Any wall, dam, embankment, levee, dike, pile, abutment, projection,
excavation, channel, rectification, culvert, building, fence, stockpile,
refuse, fill, structure, or matter in, along, across, or projecting
into any channel watercourse or designated floodplain district:
See "common open space" in this section.
See "landowner" in this section.
Pennsylvania Department of Environmental Protection.
See "lot" in this section.
A portion of a parking area, surface, or garage, designed
for the parking of one motor vehicle in accordance with the requirements
of this chapter.
The application of such material as will produce a dust-free,
all-weather, hard surface. Concrete or asphalt surfaces consistent
with the Borough Construction Standards. "Paving" shall not include
tar and chip and other similar practices.
Individuals, corporations, companies, associations, joint
stock companies, firms, partnerships, limited liability companies,
corporations, and other entities established pursuant to statutes
of the Commonwealth of Pennsylvania; provided that person does not
include, or apply to, the Borough or to any department or agency of
the Borough.
Allegheny County Economic Development, Planning Division.
The Planning Commission of the Borough of Glen Osborne.
The map or plan of a subdivision or land development, whether
preliminary or final.
A complete and exact map or plan of subdivision or land development
(including all required supplementary data), prepared for official
recording as required by statute, defining property rights as well
as proposed streets and other improvements.
A tentative map or plan of subdivision or land development
(including all required supplementary data), in lesser detail than
a final plat, showing approximate proposed street and lot layout as
a basis for consideration prior to preparation of a final plat. Said
plat shall be prepared by an engineer or surveyor registered in the
Commonwealth of Pennsylvania.
Persons who provide expert or professional advice, including,
but not limited to, architects, attorneys, certified public accountants,
engineers, geologists, land surveyors, landscape architects, or planners.
Owned, operated, or controlled by a government agency (Federal,
State, County, or local).
Parks, playgrounds, or other public areas and sites for schools,
sewage treatment facilities, refuse disposal, and/or other publicly
owned and operated facilities.
A formal meeting open to the general public held pursuant
to proper public notice by the Borough Council or planning agency,
intended to inform and obtain public comment prior to taking action
in accordance with this chapter.
See "improvements to land" in this section.
A forum held pursuant to notice under the Act of July 3,
1986 (P.L. 388, No. 84), known as the "Sunshine Act."[12]
A notice published once each week for two successive weeks
in a newspaper of general circulation in the Borough. Such notice
shall state the time and place of the hearing and the particular nature
of the matter to be considered at the hearing. The first publication
shall not be more than 30 calendar days and the second publication
shall not be less than seven calendar days from the date of the hearing.
An individual licensed in the Commonwealth of Pennsylvania
to perform services or activities required by provisions of this chapter
and qualified by training and experience to perform the specific services
and/or activities with technical competence.
Any letter, review, memorandum, compilation, or similar writing
made by any body, board, officer, or consultant other than a solicitor
to any other body, board, officer, or consultant for the purpose of
assisting the recipient of such report in the rendering of any decision
or determination. All reports shall be deemed recommendatory and advisory
only and shall not be binding upon the recipient, board, officer,
body, or agency. Any report used, received, or considered by the body,
board, officer, or agency rendering a determination or decision shall
be made available for inspection to the applicant and all other parties
to any proceeding upon request, and copies thereof shall be provided
at cost of reproduction.
An open pit lined with watertight material used for the storage
of gas drilling wastewater, produced "briny" water, or the flow back
of fracking fluids.
A strip of land acquired by reservation, dedication, forced
dedication, prescription, or condemnation and intended to be occupied
or occupied by a street, crosswalk, railroad, electric transmission
lines, oil or gas pipeline, water line, sanitary or storm sewer, and
other similar uses. A ROW grants a parcel/lot interest to the grantee
and no permanent structure may be erected therein.
The surface water discharge or rate of discharge of a given
area or watershed after a fall of rain or snow that does not enter
the soil but runs off the surface of the land.
A deposit of soil that has been transported from its site
of origin by water, ice, wind, gravity, or other natural means as
a product of erosion.
A covered watertight settling tank in which raw sewage is
biochemically changed into solid, liquid, and gaseous states to facilitate
further treatment and final disposal.
A system of sewage collection, conveyance, treatment, and
disposal which will prevent the discharge of untreated or inadequately
treated sewage or other waste into waters of this Commonwealth or
otherwise provide for the safe and sanitary treatment and disposal
of sewage or other waste. The term includes:
INDIVIDUAL SEWAGE SYSTEMA system of piping, tanks, or other facilities serving a single lot and collecting and disposing of sewage in whole or in part into the soil or into waters of this Commonwealth or by means of conveyance to another site for final disposal. The term includes:
INDIVIDUAL ON-LOT SEWAGE SYSTEMAn individual sewage system which uses a system of piping, tanks, or other facilities for collecting, treating, and disposing of sewage into a soil absorption area or spray field or by retention in a retaining tank.
INDIVIDUAL SEWERAGE SYSTEMAn individual sewage system which uses a method of sewage collection, conveyance, treatment, and disposal other than renovation in a soil absorption area, or retention in a retaining tank.
COMMUNITY SEWAGE SYSTEMA sewage facility, whether publicly or privately owned, for the collection of sewage from two or more lots, or two or more equivalent dwelling units and the treatment or disposal, or both, of the sewage on one or more of the lots or at another site.
COMMUNITY ON-LOT SYSTEMA system of piping, tanks, or other facilities serving two or more lots and collecting, treating, and disposing of sewage into a soil absorption area or retaining tank located on one or more of the lots or at another site.
COMMUNITY SEWERAGE SYSTEMA publicly or privately owned community sewage system which uses a method of sewage collection, conveyance, treatment, and disposal other than renovation in a soil absorption area, or retention in a retaining tank.
See "clear sight triangle" in this section.
A name, identification, description, display, illustration,
or device which is affixed or represented directly or indirectly upon
a building, structure, or land and which functions as an accessory
use by directing attention to a product, place, activity, person,
institution, or business. For specific sign type definitions, see
the definitions provided in the Borough's zoning ordinance,[13] as amended.
The original tract of land which exists prior to any subdivision
activity, and which is the subject of an application for development.
The total area of all lots, open space, and other features
contained within the boundaries of a site. The total site area is
determined by a survey prepared by a registered surveyor. The total
site area may include multiple parcels. Also see "lot area" in this
section.
Preliminary or final plans for subdivision and/or land development
applications which are prepared by a registered professional licensed
to practice in the Commonwealth of Pennsylvania. The site plan shall
be prepared in accordance with the requirements and the design standards
of this chapter. See "plan, final" and "plan, preliminary." Preliminary
or final site plans are distinct from the "final plat" for recording.
A draft plan of a proposed subdivision or other development
outlining general, rather than detailed, development intentions and
describing the basic parameters of a major development proposal, rather
than giving full engineering details.
The face of an embankment or cut section or any ground whose
surface makes an angle with the plane of the horizon. Slope is expressed
in a percentage based upon vertical difference in feet/100 feet of
horizontal distance.
A test designed to determine the ability of ground to absorb
water and used to determine the suitability of a soil for drainage
or for the use of an on-site sewage disposal system. Percolation tests
shall conform to the guidelines established by a Pennsylvania-licensed
Sewage Enforcement Officer (SEO).
The chemical or structural treatment of a mass of soil to
increase or maintain its stability or otherwise to improve its engineering
properties.
Any portion of any lot which has a natural or finished slope
in excess of 8% and shall be subject to the steep slope regulations
provided in the Borough zoning ordinance.[14] Slope is calculated based upon contours at intervals of
not more than two feet.
All land between ROW lines, whether public or private, and
whether improved or unimproved, which is intended to accommodate vehicular
traffic, including an avenue, drive, boulevard, highway road, freeway,
parkway, lane, viaduct, or other vehicular way. The term shall not
include the word "driveway."
TYPES OF STREETS:
ARTERIALA higher capacity public street that serves large volumes of high speed and long-distance traffic.
BOROUGHA street adopted as a public street by the Borough or having become a Borough street as legally determined.
COLLECTORA 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.
LOCALA two-laned roadway which functions to give access to individual land parcels.
PRIVATEA privately owned street which provides access to no more than two abutting lots that are utilized for single-family detached dwellings.
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.
TYPES OF SUBDIVISIONS:
SUBDIVISION, MAJORAny subdivision not classified as a minor subdivision; or is proposing the subdivision or development of three or more lots; or involves a planned development, any new street, or the extension of a utility or other Borough facility.
SUBDIVISION, MINORA subdivision of land that involves no more than two lots, provided that such subdivision does not involve a planned development, any new street, or the extension of a utility or other Borough facility. Minor subdivisions also include:
LOT CONSOLIDATIONThe consolidation of two or more lots into a smaller number of lots.
REVERSE SUBDIVISIONThe consolidation of two or more previously subdivided lots into a smaller number of lots.
LOT LINE REVISIONA subdivision that only involves the revision or adjustments of lot lines on previously recorded lots of record either for the purpose of transferring land between multiple property owners or consolidating existing lots, but in no instance creating additional new lots.
Where, in the judgment of the Borough Engineer, at least 90% (based on the cost of the required Improvements for which financial security was posted pursuant to Article V of this chapter) of those improvements required as a condition for final approval have been completed in accordance with the approved plan, so that the project will be able to be used, occupied, or operated for its intended use.
A precise legal description of a lot and the graphic delineation
of precise lot boundaries; lot dimensions and areas; all easements
and public and private ROWs; and north point and graphic scale, affecting
the lot, prepared by a professional land surveyor licensed and registered
in the Commonwealth of Pennsylvania.
A licensed surveyor registered by the Commonwealth of Pennsylvania.
A low-lying stretch of land which gathers or carries surface
water runoff.
A study, provided in letter or report format and prepared
by a professional engineer, that provides a review of existing conditions
and the effects of a proposed development or land use on site access
and circulation as well as new trips on roadways and intersections.
A map or site plan which illustrates the general layout of
proposed buildings, structures, driveways, and on-site areas on a
lot or tract of land, along with the design of landscaped areas, including
detail of the location, species, and trunk circumference of all legacy
trees which are to be retained or removed and trees which are to be
planted as replacement trees.
Any lot, tract, or parcel of land which has not been graded
or in any other manner prepared for the construction of a building
or other improvement.
A plan that shows all existing and proposed fire hydrants,
water lines, sanitary sewer lines, storm sewer lines, gas lines, electric
lines, and street lighting.
Within the terms of this chapter, utility systems shall be
defined as gas, electric, telephone, cable TV, and/or any such service
regulated by the Pennsylvania Public Utility Commission (PUC).
A relinquishment of a minimum standard granted to an applicant/developer
by the Borough Council in accordance with § 512.1 of the
MPC[15] and provided for by this chapter.
A system for supplying and distributing water to a single
dwelling or other building from a source located on the same lot.
A permanent stream, intermittent stream, river, brook, creek,
or a channel or ditch for water, whether natural or man-made.
The portion of a lot between the principal building/structure
and the lot line. Where the configuration of a principal building/structure
or a lot makes it difficult to discern the location of yards, the
Zoning Officer shall establish such yards at his/her sole discretion.
A yard extending between side lot lines across the full lot
width from the front lot line to a line parallel to the front face
of the structure of the principal use of the lot.
A yard extending between the side lot lines across the full
lot width from the rear lot line to a line parallel to the rear face
of the structure of the principal use of the lot.
A yard extending from the front yard line to the rear yard
line parallel to the side lot line.
A permit issued by the Zoning Officer which is required by
the Borough zoning ordinance[16] and/or this chapter prior to: the commencement of a use;
the construction, reconstruction, alteration, remodeling, enlargement,
movement, occupancy, or use of a building, structure, or lot; the
change in use of a building, structure, or lot; any change to, or
enlargement or extension of a nonconforming use; and/or the construction,
reconstruction, alteration, or movement of a retaining wall.
The Official Zoning Map delineating the Zoning Districts
of the Borough of Glen Osborne, Allegheny County, Pennsylvania, together
with all amendments subsequently adopted.
The designated official or authorized representative appointed
by the Borough Council whose duty it shall be to administer this chapter
and as identified in § 614[17] of the Pennsylvania MPC, Act 247 of 1968, as amended by
Act 170 of 1998 (53 P.S. § 10101 et seq., as may be amended
from time to time).
The Borough of Glen Osborne zoning ordinance, Chapter 155 of the Borough Code, as amended.
[1]
Editor's Note: See 35 P.S. § 750.1 et seq.
[3]
Editor's Note: See 53 P.S. § 10509.
[4]
Editor's Note: Ordinance No. 405 was superseded by Ord. No.
429.
[5]
Editor's Note: Ordinance No. 405 was superseded by Ord. No.
429.
[6]
Editor's Note: See 53 P.S. §§ 10401 through
10713.
[8]
Editor's Note: See 53 P.S. § 10512.1.
[9]
Editor's Note: See the Municipal Authorities Act, 53 Pa.C.S.A.
§ 5601 et seq.
[12]
Editor's Note: See 65 Pa.C.S.A. § 701 et seq.
[15]
Editor's Note: See 53 P.S. § 10512.1.
[17]
Editor's Note: See 53 P.S. § 10614.
