Unless otherwise expressly stated, the following words shall, for the purpose of this chapter, have the meaning herein indicated. Words expressed in the plural include their singular meanings and vice versa; the present tense shall include the future; words used in the masculine gender shall include the feminine and the neuter; the words "shall" and "will" are mandatory; the words "should" and "may" are permissive. It is the intent of this chapter to parallel the MPC.[1] Therefore, if a definition is not included herein, reference should be made thereto.
To physically touch or border upon; or to share a common property line.
A paved surface, other than a street, which provides vehicular access from a public street or private street to a lot.
A public thoroughfare, other than a street or side street, which affords only secondary means of access to abutting properties and not intended for general traffic circulation.
A developer or landowner, as hereinafter defined, who has filed an application for the subdivision or development of a tract of land, including his heirs, successors, and assigns.
The unit owners association organized under the Uniform Planned Community Act (UPCA), 68 Pa.C.S.A. § 5301 (relating to organization of homeowners' association).
The elevation shown on the Flood Insurance Rate Map (FIRM) for Zones AE, AH, A1–30 that indicates the water surface elevation resulting from a flood that has a 1% or greater chance of being equaled or exceeded in any given year. Marshall[1]
An area bounded by streets.
The Township Board of Supervisors.
A structure having a clear span of more than 20 feet designed to convey vehicles and/or pedestrians over a watercourse, railroad, public or private right-of-way or any depression.
An area within a property or site generally adjacent to and parallel with the property line, either consisting of natural existing vegetation or created by the use of trees, shrubs, fences and/or berms, designed to limit continuously the view, sound and/or light from the site to adjacent sites or properties.
Any structure having a roof supported by columns or walls and intended for the shelter, housing or enclosure of persons, animals or property, including covered porches or bay windows and chimneys.
That improved portion of a street or alley within which vehicles are permitted, including travel lanes, but not including parking areas, shoulders, curbs, sidewalks or swales.
Removing all or a majority of trees from the timber harvesting area.
Any real estate within a planned community which is owned by the association, leased to the association or designated as common facilities, common area or open space or other similar term intended to identify a parcel in the declaration, or the plats and plans recorded or referenced in the declaration. The term does not include a unit.
An official document adopted by the Board of Supervisors in accordance with the MPC, Act 247, setting forth its policies regarding the long-term development of the Township; the preparation of which is based on careful studies of existing conditions and prospect for future growth of the Township. The plan shall include but need not be limited to plans for the use of land, transportation of goods and people, community facilities and services, and a map and statement indicating the relationship of the Township and its proposed development to adjacent municipalities.
A building or group of buildings in which units are owned individually, and the structure, common areas and facilities are owned by all the owners on a proportional, undivided basis. Real estate is not a condominium unless the undivided interests in the common elements are vested in the unit owners.
Those lands identified within conservation subdivisions that, due to their environmental sensitivity, are required to be set aside as greenway lands. These lands are: wetlands, floodplains and steep slopes 25% or greater.
Those lands identified within conservation subdivisions of important environmental value that are added to primary conservation areas to make up the required amount of greenway land. These lands consist of woodlands; significant wildlife habitats; historic, archaeological or cultural features; groundwater recharge areas; important viewsheds and other significant natural areas as identified by the Township.
The construction, re, renovation, repair, extension, expansion, alteration or relocation of a building or structure.
Ownership in common with others of a parcel of land and of a building or buildings thereon which would normally be used by all occupants, together with individual rights of occupancy of a particular unit or apartment in such building or buildings or on such parcel of land, and may include dwellings, offices and other types of space in commercial buildings or on property and where the lease, sale or exchange of a unit is subject to the agreement of the group of persons having common ownership.
County of Allegheny, Pennsylvania.
The Allegheny County Department of Economic Development or its successor.
That portion or percentage of the lot area covered by impervious materials, to include buildings and paved surfaces.
An access street open at one end for vehicular and pedestrian access and terminating at the opposite end by a vehicular turnaround. This is an example of, or may be part of, a single-access street.
A historical site, either by structure, remnants of a structure, or a significant documented historical event that took place on a given piece of ground.
A drain, pipe or conduit not incorporated in a closed system, that carries drainage water under a driveway, roadway, railroad, pedestrian walk or public way.
A stone or concrete boundary usually marking the edge of the roadway or paved area.
The opening along the curb line at which point vehicles may enter or leave the roadway.
An excavation; the difference between a point on the original ground and designated point of lower elevation of the final grade; also, the material removed in excavation.
A landowner, agent of such landowner or tenant with permission from such landowner who makes or seeks to under undertake subdivision of land, land development or any regulated earth disturbance activities at a project site in the Township.
Any agreement entered into between the developer and Marshall Township, or conditions imposed by the Marshall Township Board of Supervisors.
Any man-made change to improved or unimproved real estate, including, but not limited to, buildings or other structures, filling, grading, paving, excavating, earth disturbance activity, mining, dredging or drilling operations, the placement of manufactured homes, streets and other paving, utilities and the subdivision of land.
The provisions for development, including a planned residential development, a plat of subdivision, all covenants relating to use, location and bulk of buildings and other structures, intensity of use or density of development, streets, ways and parking facilities, common open space and public facilities (Note: Public facilities include utility easements for sewer collection, water, electric, telephone and gas distribution, transformer, pumping stations, telecommunications, etc.). The phrase "provisions of development plan" when used in this chapter shall mean the written and graphic materials referred to in this definition.
A measurement of the size of a tree equal to the diameter of its trunk measured 4.5 feet above natural grade.
Surface water runoff.
The removal of surface water or groundwater from land by drains, grading or other means which include runoff controls to minimize erosion and sedimentation during and after construction of development, the means for preserving the water supply and the prevention or alleviation of flooding.
Pipes, swales, natural features and man-made improvements designed to carry drainage.
A private roadway providing access for vehicles to a parking space, garage, dwelling or other structure. A shared driveway is a single driveway serving two or more adjoining lots.
A single unit providing complete independent living facilities for one or more persons including permanent provisions for living, sleeping, eating, cooking and sanitation.
A single unit providing complete independent living facilities for one or more persons including permanent provisions for living, sleeping, eating, cooking and sanitation.
A building used by one family, having only one dwelling unit and having two side yards.
A grant of one or more property rights by the property owner to and/or for the use by the public, a corporation or another person or entity.
An easement for the preservation of natural features that precludes future or additional development to the land.
An easement required for the installation and maintenance of stormwater sewers, drainage ditches, other drainage facilities and/or required for the preservation or maintenance of a natural watercourse, drainage-way, channel or stream.
An individual licensed and registered under the laws of the commonwealth to engage in the practice of engineering. A professional engineer may not practice land surveying unless licensed as set forth in P.L. 913, No. 367[2]; however, a professional engineer may perform engineering land surveys.
A registered professional engineer in Pennsylvania designated by the Township to perform the duties of engineer as herein specified.
The engineering specifications of the municipality regulating the installation of any required improvements or for any facility installed by any owner, subject to public use.
An area on a development site with one or more of the following characteristics:
Any area of archeological significance as defined by the Pennsylvania Archaeological Site Survey;
Any building, structure, object, district, place, site or area significant in the history, architecture, maritime heritage, archaeology or culture of the commonwealth, as defined by the Pennsylvania Historical and Museum Commission;
Habitats of endangered species or threatened species as designated by applicable laws, including environmental laws;
Any floodplain or other special flood hazard area as defined by FEMA;
Soils determined by the United States Department of Agriculture and defined as being highly erodible and/or having a high water table; and
Wetlands and surface waters as defined by Title 25 Chapter 93 of the Pa. Code, including surface waters of exceptional ecological significance and exceptional recreational significance.
The process involving the detachment and movement of soil or rock fragments, or the wearing away of the land surface or channels by water, ice, wind, chemical action and gravity.
A non-deciduous tree often used for purposes of screening, weather barrier or accent planting, with foliage that persists and remains green year-round.
Any act by which earth, sand, gravel, rock or any other similar material is dug into, cut, quarried, uncovered, removed, displaced, relocated or bulldozed. It shall include the conditions resulting therefrom.
Existing conditions are defined as the land use present at the time a drainage/stormwater management plan is submitted. However, a more impervious existing condition can be used if the developer can document that a more impervious condition was present at the time the Township adopted this chapter. For computation purposes, meadow or good woods/forest shall be used for existing pervious conditions. For existing areas consisting of a combination of pervious and impervious/parking shall be used of the various precomputed composite covers for developed areas shall be used.
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 a fill.
A temporary inundation of normally dry land areas.
A flood that, on the average, is likely to occur once every 100 years (i.e., that has a 1% chance of occurring each year, although the flood may occur in any year).
The land in the floodplain within a community subject to a 1% or greater chance of flooding in any given year.
A relatively flat or low land area, comprised of the floodway area and the flood fringe area, which is subject to partial or complete inundation from an adjoining or nearby stream, river or watercourse; and/or any area subject to the unusual and rapid accumulation of surface waters from any source.
An area subject to the unusual and rapid accumulation or runoff of surface waters from any source.
The Floodplain (FP) overlay district specified in Chapter 208, Zoning, of this Code.
The channel of a river or other watercourse and the adjacent land areas that must be reserved in order to discharge the base flood without cumulatively increasing the water surface elevation more than one foot.
The completed surfaces of lawns, walks and roads brought to grades as shown on official plans or designs relating thereto.
That portion of a tract that is set aside for the protection of sensitive natural features, farmland, scenic views, and other unique features. Greenway land may be accessible to the residents of the development and/or the Township.
The sum of the floor areas of the spaces within a building, including basements, mezzanine and intermediate-floored tiers
A community association, other than a condominium association, that is organized in a development in which individual owners share common interests and responsibilities for costs and upkeep of common open space or facilities.
A surface that prevents the infiltration of water into the ground. Impervious surface includes, but is not limited to, any building, building roof, paved parking or driveway areas and any paved streets and concrete sidewalks, concrete features and areas designed to initially be gravel or crushed stone.
Those physical additions, installations and changes required to render land suitable for the use intended, including, but not limited to, grading, paving, curbing, street lights and signs, fire hydrants, water mains, electric service, gas service, sanitary sewers, storm drains, sidewalks, crosswalks, driveways, culverts, street shade trees and improvements to existing watercourses.
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.
The exclusion of certain land development from this definition of "land development" is permitted only when such land development involves:
The conversion of an existing single-family detached dwelling or single-family semidetached 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 not to exceed 5,000 square feet of impervious surface.
An addition to a non-residential building not to exceed 2,500 square feet of gross floor area. Files must be checked to be sure plan is compatible with the original land development plan.
A description of how land is occupied or utilized.
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 conditions), a lessee if they are authorized under the lease to exercise the rights of the landowner, or other person having a proprietary interest in the land.
Land occupied or to be occupied by a building and its accessory buildings, or by a dwelling group and its accessory buildings, together with such open space as required under the provisions of this chapter, having not less than the minimum area and width required by this chapter for a lot in the district in which such land is situated, and having its principal frontage on a street; a designated parcel, tract or area of land established by a plat, deed or permitted by law to be used, developed or built upon.
The area contained within the property lines of a lot as shown on a subdivision plan, excluding space within any rights-of-way, but including the area of any easement.
A line of record bounding a lot which divides one lot from another lot or from a public or private street, or any other public space.
A lot at the junction of and abutting on two or more intersecting streets or at the point of abrupt change of a single street, where the interior angle is less than 135º and the radius of the street line is less than 100 feet.
A lot that fronts upon two parallel streets or that fronts upon two streets that do not intersect at the boundaries of the lot.
A large lot not meeting minimum frontage requirements and where access to the public road is by a narrow, private right-of-way or driveway.
A lot other than a corner lot.
A dwelling unit fabricated in an off-site manufacturing facility for installation or assembly at the building site, bearing a label certifying that it is built in compliance with the Federal Manufactured Housing Construction and Safety Standards (see 24 CFR Part 3280 for legal definition). Manufactured homes placed in manufactured housing parks shall meet the requirements for manufactured housing parks listed in this chapter, of the Code of the Township of Marshall. Manufactured houses placed on individual lots shall be considered dwellings and be bound by the requirements thereon imposed.
A parcel of land in a manufactured housing park, improved with the necessary utility connections and other appurtenances necessary for the erection thereon of a single manufactured house.
A parcel or contiguous parcels of land which have been so designated and improved to contain two or more manufactured housing lots for the placement thereon of manufactured houses.
A parcel or contiguous parcels of land which has been so designated and improved that it contains two or more manufactured home lots for the placement thereon of manufactured homes.
An area containing native grasses and flowing herbaceous plants that serve an ecological function. Meadows may not contain invasive plant species or species on the PA Department of Agriculture’s "Noxious Weeds List."
The Marshall Township Municipal Sanitary Authority, the McCandless Township Sanitary Authority or other governmental entity operating a public sewage disposal system in the Township.
The Westview Water Authority or other governmental entity providing public water service in the Township.
A plant species that occurred in Pennsylvania, Maryland, Ohio or West Virginia prior to European settlement. The native status of plants may be confirmed at www.plants.usda.gov.
Any use other than a residential use.
A designated area within or related to a site designated as a development and designed and intended for the use or enjoyment of residents and owners of the development or the public. Common open space may contain such complementary structures and improvements as are necessary and appropriate for the use and enjoyment of residents and owners of the development. The following items shall not be classified as common open space and shall not be included in the calculation of common open space area:
Area within street right-of-way lines or private vehicular access easements.
Area within stormwater management basins with impervious surfaces.
Area located within 15 feet of any structure not designated for community use.
Area between the required building setback line and the property of street right-of-way line, except pedestrian pathways and sidewalks.
Area between the required building setback line and a private access easement, interior access drive or parking lot.
Area located on lots held in single and separate ownership not intended for community use.
Area within the footprint of any enclosed Structure.
Recreation areas located within common open space areas defined above which contain impervious surfaces such as athletic courts or walking paths can be considered part of the common open space.
The keeping in an unroofed area, of any junk, merchandise, samples, or display models, regardless of whether the aforementioned items are or may be for sale, in the same place for more than 24 hours.
An individual, firm, association, syndicate, partnership or corporation having sufficient proprietary interest to seek development of land.
An area not within a building where motor vehicles may be stored for the purposes of temporary, daily or overnight off-street parking; a tract of land used for the temporary parking of motor vehicles when such use is not accessory to any other use.
An area on a lot and/or within a building intended for the use of temporary parking of a personal vehicle. This term is used interchangeably with "parking stall."
The Pennsylvania Department of Transportation.
The Pennsylvania Municipalities Planning Code, Act 247, 53 P.S. § 10101 et seq., as amended.
Includes one or more individuals, corporations, partnerships, associations, labor organizations, legal representatives, mutual companies, joint-stock companies, trusts, unincorporated organizations, trustees, trustees in cases under Title 11 (of the United States Code), receivers, and fiduciaries.
A complete and exact subdivision or land development plan, prepared for official recording as required by statute, to define property rights and proposed streets and other improvements.
A tentative subdivision or land development plan, in lesser detail than a final plan, showing approximate proposed street and lot layout as a basis for consideration prior to preparation of a final plan.
An informal plan, not necessarily to exact scale, indicating salient existing features of a tract and its surroundings and the general layout of a proposed subdivision or land development.
The Marshall Township Planning Commission, appointed by the Board of Supervisors in accordance with the Pennsylvania Municipalities Planning Code, Act 247, as amended.
The Planning Director for the Township.
The presence of matter or energy whose nature, location or quantity produces undesired environmental effects.
Capable of being put to use or put into practice.
A building in which the primary use of the lot on which the building is located is conducted; a structure or, where the context so indicates, a group of structures in or on which is conducted the principal use of the lot on which such structure is located.
Not owned, operated or controlled by the Township, County, Commonwealth, United States, other governmental entity or public utility.
A legally established right-of-way, other than a public street, which provides the primary pedestrian and vehicular access to one or more lots.
An individual licensed and registered under the laws of the commonwealth to engage in the practice of engineering. A professional engineer may not practice land surveying unless licensed and registered as a professional land surveyor as defined and set forth in the Engineer, Land Surveyor and Geologist Registration Law, Act of May 23, 1945, P.L. 913, No. 367 Cl. 63.[3] However, a Professional Engineer may perform engineering land surveys.
An individual licensed and registered under the laws of the commonwealth to engage in the practice of land surveying. A professional land surveyor may perform engineering land surveys but may not practice any other branch of engineering.
Public grounds include the following:
Parks, playgrounds, trails, paths and other recreational areas and other public areas;
Sites for schools, sewage treatment, refuse disposal and other publicly owned or operated facilities; and
Publicly owned or operated scenic and historic sites. A formal meeting held pursuant to public notice by the governing body or planning agency, intended to inform and obtain public comment, prior to taking action in accordance with the Pennsylvania Municipalities Code, Act 247,[4] as amended.
A formal meeting held pursuant to public notice by the Board or Zoning Hearing Board intended to inform and obtain public comment, prior to taking action in accordance with the MPC.
All streets, walkways, gutters, curbs, sewers, water lines and other utilities or related facilities dedicated to and maintained by the Township, County, Commonwealth, United States, other governmental entity or public utility.
Notice published once each week for two successive weeks in a newspaper of general circulation in Marshall Township. 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 days and the second publication shall not be less than seven days from the date of the hearing. Public notice for rezoning, special exception, variance, or any combination thereof, requests shall also include the posting of a sign(s) at a conspicuous location(s) upon the site to notify potentially interested citizens; this sign(s) shall be posted at least one week prior to the hearing and will exhibit the nature, date, time and location of the hearing. Marshall[5]
A municipal sanitary sewer or a comparable common or package sanitary facility approved and permitted by the Pennsylvania Department of Environmental Protection.
Any system, other than an individual septic tank, tile field or individual septic tank or well, that is operated by a municipality, governmental agency or a public utility for the collection, treatment and disposal of wastes and the furnishing of potable water.
A street owned and maintained by the Township, County, Commonwealth, United States or other governmental agency.
Any use such as electrical, telephone, gas, water and sewer which are regulated by the Public Utilities Commission or any other governmental agency.
A municipal water supply system, or a comparable common water facility approved and permitted by the Pennsylvania Department of Environmental Protection.
Any fee, leasehold or other estate or interest in, over or under land, including structures, fixtures and other improvements and interests which by custom, usage or law pass with a conveyance of land though not described in the contract of sale or instrument of conveyance. Real estate includes parcels with or without upper or lower boundaries, and spaces that may be filled with air or water.
Location of utilities and proposed design features as installed. See also "as-built drawings."
A vehicular-type unit designed as temporary living quarters for recreational, camping or travel use, which has its own motorized power or is mounted on or drawn by another vehicle (including a camping trailer, motor home, travel trailer and truck camper); and a body width of no more than eight feet and a body length of not more than 35 feet when factory equipped for the road, and licensed as such by the commonwealth.
The elevation that a flood on the average is likely to occur once every 100 years (i.e., that has a 1% chance of occurring each year although the flood elevation may occur at any year.
The base flood elevation (BFE) or estimated flood height as determined using simplified methods plus a freeboard safety factor of 1 1/2 feet. The freeboard safety factor also applies to utilities and duct work.
A strip of land acquired by reservation, dedication, forced dedication, prescription or condemnation and intended to be occupied or occupied by a road, crosswalk, railroad, electric transmission lines, oil or gas pipeline, water line, sanitary storm sewer and other similar uses; generally, the right of one to pass over the property of another.
See "street line."
A public thoroughfare for vehicular traffic and/or pedestrian traffic, whether designated as a street, highway, thoroughfare, parkway, road, avenue, boulevard, lane or alley, or however designated.
An undeveloped area adjacent to a water body that provides an ecological service, such as filtration or runoff, floodwater storage and/or improved surface water quality.
See "cartway or roadway."
The surface water discharge or rate of discharge of a given watershed after a fall of rain or snow that does not enter the soil but runs off the surface of the land.
A sanitary sewage collection method in which sewage is carried from the site by a system of pipes to a central treatment and disposal plant.
The process by which mineral or organic matter is accumulated or deposited by wind, water or gravity. Once this matter is deposited (or remains suspended in water), it is usually referred to as "sediment."
An underground system with a septic tank used for the decomposition of domestic wastes; also referred to as an "on-lot system." [See "sewage disposal system (on-lot)."]
A watertight tank in which raw sewage is broken down into solid, liquid and gaseous phases to facilitate further treatment and final disposal.
Any structures designated to dispose of sanitary sewage within the boundaries of a lot.
A sanitary sewage collection method in which sewage is carried from the site by a system of pipes to a central treatment and disposal plant.
A woody, perennial plant with one main stem or trunk that develops many branches, distinguished by overall impact on the environment related to their size, character and permanence.
A paved, surfaced or leveled area, paralleling and usually separated from the street, used as a pedestrian walkway.
The length of roadway visible to the driver of a passenger vehicle at any given point on the roadway when the view is unobstructed by traffic.
A local street or streets, including, but not limited to, cul-de-sac and loop streets, which have only one point of intersection with an existing Township road, state road, or proposed road having at least two separate and distinct access points.
A specific parcel of land which is part of a subdivision or land development proposal.
The study of a specific parcel of land which takes into account the physical attributes and conditions, including climate, soils/watersheds/drainage, topography, existing trees and vegetation, environmentally sensitive areas (wetlands/hillsides/slopes/streams/lakes/ponds), geology, hydrology and viewsheds, wildlife [species of concern and endangered species (PNDI)], cultural attributes, including historical sites, public infrastructure and existing structures.
The face of an embankment or cut section; any ground whose surface makes an angle with the plane of the horizon. Slopes are usually expressed in a percentage based upon vertical difference in feet per 100 feet of horizontal distance.
A sewer that carries intercepted surface runoff, street water and other washwaters or drainage, but excludes domestic sewage and industrial wastes.
Facilities designed to reduce peak flows and/or volumes, such as stormwater management ponds, underground storage, rooftop storage, pervious parking, etc.
The planned control of runoff to allow water falling on a given site to be absorbed or retained on site to the extent that after development the peak rate of discharge leaving the site is not greater than if the site had remained undeveloped; a plan does not constitute a formal submission of a preliminary or final plat and is voluntarily offered to all applicants for guidance showing all present and proposed grades and facilities for stormwater management.
A watercourse with definite bed and banks which confine and convey continuously or intermittently flowing water.
A public or private right-of-way constructed to municipal standards which affords primary vehicular traffic or pedestrian access to abutting properties, which includes avenue, boulevard, road, highway, freeway, parkway, lane, alley, viaduct, and any other ways used or intended to be used by vehicular traffic or pedestrians whether public or private. This definition shall not include driveways.
The officially established grade of the street upon which a lot fronts or, in its absence, the established grade of the other streets upon which the lot abuts, at the midpoint of the frontage of the lot thereon. If there is no officially established grade, the existing grade of the street at such midpoint shall be taken as the street grade.
The dividing line between the street, or road and the lot, also known as the "right-of-way line."
Any tree growing or extending within the public right-of-way.
The distance between the street lines measured at right angles to the center line of the street.
A street intersecting another street at one end terminating at the other in a vehicular turnaround.
Interstates and other limited access highways, arterials, collectors, and local roads as defined in Figure 1.1 to the Pennsylvania Department of Transportation Publication 13M, March 2015 Edition.
A minor street which is parallel and adjacent to a limited access highway or arterial street, which provides access to abutting properties and protection from through traffic.
A street used primarily for access to abutting properties.
Any man-made object having an ascertainable stationary location on or in land or water, whether or not affixed to the land; for floodplain management purposes, a walled and roofed building, including a gas or liquid storage tank, which is principally above ground, as well as a manufactured home.
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, petition 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 residential dwellings, shall be exempted.
A subdivision that includes one or more of the following characteristics:
A subdivision not including any of the characteristics included in the major subdivision category. In general, a minor subdivision involves the adjustment of lot lines for existing lots and/or the creation of no more than four new lots that are already serviced by an existing street and water and sewer facilities, development.
An individual licensed and registered under the laws of this commonwealth to engage in the practice of land surveying. A professional land surveyor may perform engineering land surveys but may not practice any other branch of engineering.
A natural or man-made low-lying stretch of vegetative land characterized as a depression and used to carry surface water runoff.
A street that has at least two separate and distinct access points, as a means of ingress and egress for vehicular and pedestrian traffic.
The act of cutting live trees for timber, for pulp, or for any commercial or non-commercial purpose, except:
Cutting on the property of the landowner for the sole use of the landowner;
Clearing pursuant to a development plan approved by the Board;
Clearing for construction of a single-family detached dwelling and any accessory uses or structures; and/or
Clearing for farming operations where farming is the principal source of income.
Timber harvesting shall include the acts of timber harvesting, site clean-up and site restoration.
The configuration of a surface area showing relative elevations.
Surface soils and subsurface soils which presumably are fertile soils and soil material, ordinarily rich in organic matter or humus debris. Topsoil is usually found in the uppermost soil layer called the "A horizon."
Marshall Township, Allegheny County, Pennsylvania. Township Engineer. The Engineer of Record (EOR) for the Township.
A pedestrian oriented walkway that is may or may not be adjacent to a right-of-way and is built to a lesser specification than a sidewalk.
A limited analysis and evaluation of the impact of the subdivision or land development land development of a site not warranting a transportation impact study conducted under the supervision of a Pennsylvania registered professional engineer. The purpose of the transportation impact assessment is to conduct a limited evaluation to determine the key development impacts at a specific intersection(s) location.
Analysis of the impact of a subdivision or land development conducted under the supervision of a Pennsylvania-registered professional engineer to determine the full impact of proposed development on the transportation system.
A single or one-way vehicle movement either to or from a subject property or study area.
A tree that would occupy the understory of a forest in a natural ecological situation. These types of trees are often referred to as "ornamental trees." Examples include redbud, hazel, alder, holly, hornbeam, dogwood, witch-hazel, etc.
Any lot, tract or parcel of land which has not been graded or in any other manner prepared for the construction of a building.
That part of the property, structure or building designed or intended for any type of independent use, which has direct exit to a public street or way or to an easement or right-of-way leading to a public street or way, and includes a proportionate undivided interest in the common elements, which is assigned to the property, structure or building.
Any agency which under public franchise or ownership, or under certificate of convenience and necessity, provides the public with electricity, gas, heat, steam, communication, rail transportation, water, sewage collection or other similar service.
A closely regulated private enterprise with an exclusive franchise for providing a public service.
Any water works, water supply works, water distribution system or part thereof designed, intended or constructed to provide or distribute potable water.
The upper surface of groundwater, or that level below which the soil is seasonally saturated with water.
A channel for the conveyance of surface water, such as a stream or creek, or intermittent stream, having a defined bed and banks, whether natural or artificial, with perennial or intermittent flow.
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 conditions, including swamps, marshes, bogs and similar areas. (The term includes but is not limited to wetland areas listed in the State Water Plan, the United States Forest Service Wetlands Inventory of Pennsylvania, the Pennsylvania Coastal Zone Management Plan and a wetland area designated by a river basin commission. This definition is used by the United States Environmental Protection Agency and the United States Army Corps of Engineers.)
An area or stand of trees whose total combined canopy covers an area of 1/2 acre or more and at least 50% which is composed of canopy trees having a diameter at breast height (DBH) of at least three inches; provided, however, that no trees kept or grown for commercial purposes shall be considered a woodland.
The part, zone or geographic area as depicted on the Marshall Township Zoning Map within which certain zoning and development regulations apply.
The officially enacted Zoning Ordinance of Marshall Township, Allegheny County, Pennsylvania.[6]