Allegheny County, PA
 
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Table of Contents
Table of Contents
Unless otherwise expressly stated, the following terms shall have the meaning indicated below:
A. 
Words and phrases used in the singular include the plural, and words and phrases used in the plural include the singular.
B. 
Gender-specific pronouns or references shall refer to all genders.
C. 
The word "person" indicates any person or any corporation, unincorporated association, partnership, estate or other legal entity.
D. 
The word "lot" includes the word "plot" or "parcel."
E. 
The word "structure" includes "building," and the use of either word shall be construed as if followed by the phrase "or a part thereof."
F. 
The word "may" is permissive; the words "shall" and "will" are mandatory.
G. 
Periods of time stated as a number of days refer to consecutive calendar days, unless specified as "working days."
H. 
Words in the present tense include the future tense.
Other terms or words used in this chapter are defined as follows:
ACCESS DRIVE
See "street."
ACCESSORY BUILDING
See "building, accessory."[1]
ALLEGHENY COUNTY COMPREHENSIVE PLAN
A document entitled "Allegheny Places," including the text maps and supplemental information adopted by resolution of the Allegheny County Council on November 5, 2008, and as may be amended from time to time.
ALLEGHENY COUNTY DEPARTMENT OF PUBLIC WORKS (ACDPW)
The administrative agency charged with the responsibilities of engineering, construction and management of County-owned facilities, vehicles and equipment.
ALLEGHENY COUNTY HEALTH DEPARTMENT (ACHD)
The agency designated to administer and enforce the health and sanitation regulations of the Allegheny County Code.
ALLEY (SERVICE STREET)
See "street."
APPLICANT
A developer and/or landowner, as hereinafter defined, including heirs, successors and assigns, who has filed an application for subdivision and/or land development.
APPLICATION
Every application, whether preliminary or final, required to be filed for the approval of a subdivision plat or plan or for the approval of a development plan.
ARCHITECT
An architect, registered by the Commonwealth of Pennsylvania. See "registered professional."
ARTERIAL STREET
See "street."
BEST MANAGEMENT PRACTICES
The methods, measures or practices to prevent or reduce the amount of pollution from point or nonpoint sources, including structural controls, nonstructural controls and operation and maintenance procedures.
BIKEWAY
Either of the following:
A. 
A lane at the edge of a street cartway or shoulder reserved and marked for the exclusive use of bicycles.
B. 
A pathway, separated from the street cartway or shoulder, designed for the use of bicycles.
BIODIVERSITY or BIOLOGICAL DIVERSITY
The variety and abundance of species, their genetic composition and the communities, ecosystems and landscapes in which they occur.
BLOCK
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.
BUFFER YARD
A portion of a site, together with any structures or plantings, intended to provide a visual barrier or other protection between adjacent parcels of land.
BUILDING
Any enclosed or open structure having a roof supported by columns, piers, or walls.
A. 
A detached, subordinate building, the use of which is customarily incidental and subordinate to that of the principal building and located on the same lot as the principal building. Farm buildings not intended for habitation are considered to be accessory buildings.
B. 
A building in which the primary use of the lot on which the building is located is carried on.
BUILDING SETBACK LINE
A line within a lot, parallel to the street line, designated on a plan as the minimum required distance between a building and the street center line or right-of-way line as specified by any applicable zoning ordinance.
BULB-OUT
A bulb-out, or curb extension, is a traffic-calming measure which narrows the roadway width and serves multiple purposes, including reducing speeds, reducing pedestrian crossing distances, improving visibility of pedestrians at crossings, and defining on-street parking.
CAPACITY
When used in reference to a street, the maximum traffic volume for which such street can provide adequate service.
CARTWAY
The portion of a street, drive or alley that is available for vehicular traffic.
CLEAR SIGHT TRIANGLE
An area of unobstructed vision at a street intersection defined by lines of sight between specific points on the center lines of the intersecting streets.
COLLECTOR STREET
See "street."
COMMON OPEN SPACE
A parcel or parcels of land or an area of water or a combination of land and water within a development site and designed and intended for the use or enjoyment of residents of a development, not including streets, off-street parking areas and areas set aside for public facilities.
COMPLETE STREETS
A policy to ensure that the entire right-of-way is routinely designed and operated to enable safe access for all users. Pedestrians, bicyclists, motorists, and transit riders of all ages and abilities can safely move along and across a complete street.
COMPREHENSIVE PLAN
A document consisting of maps, charts and text, prepared in accordance with Article III of the Municipalities Planning Code and adopted by a municipality or County as a guide for future development.
COMPREHENSIVE PLAN, COUNTY
See "Allegheny County Comprehensive Plan."
CONDOMINIUM
A form of real property ownership which combines a system of separate ownership of individual units of occupancy with a system of undivided interests in land and common facilities.
CONGESTION
The level at which transportation system performance is no longer acceptable to the traveling public due to traffic interference. The level of acceptable system performance may vary by type of transportation facility, geographic location, public tolerance and/or time of day.
CONSERVATION EASEMENT
A legal document that provides specific land use rights to a secondary party. A perpetual conservation easement usually grants conservation and management rights to a party in perpetuity.
CONSISTENCY
An agreement or correspondence between matters being compared which denotes a reasonable, rational, similar connection or relationship.
CONSISTENCY, GENERAL
That which exhibits consistency.
COUNTY
Allegheny County, Pennsylvania, a home rule municipality.
COUNTY COUNCIL
The legislative branch of Allegheny County government established by the Allegheny County Home Rule Charter.
COUNTY EXECUTIVE
The executive branch of Allegheny County government established by the Allegheny County Home Rule Charter.
COUNTY PLANNING AGENCY
The Allegheny County Department of Economic Development.
CRITICAL ROOT ZONE
A circular area measured from the trunk of a tree, in which roots critical to the survival of the tree shall be protected. The critical root zone shall be equal to the tree's dripline plus one foot.
CROWN
The part of the tree that consists of branches, stems and leaves.
CUL-DE-SAC
See "street."
CULTURAL FACILITIES
Buildings, sites, objects or structures owned and operated by a public or non-profit agency, including but not limited to libraries, museums, historic sites, public buildings, churches, hospitals, nursing homes, social, fraternal or community clubs or organizations and similar facilities.
DBH
The diameter of a tree trunk at breast height, measured at 4.5 feet above natural grade.
DECISION
Final decision of the governing body granted jurisdiction by this chapter to do so, either by reason of the grant of exclusive jurisdiction or by reason of appeals from determinations. All decisions shall be appealable to the Court of Common Pleas and judicial district.
DEDICATION
The deliberate appropriation of land by its owner for general public use.
DEED
A written instrument whereby an estate in real property is conveyed.
DEED RESTRICTION
A restriction upon property placed in a deed.
DENSITY
The number of dwelling units per unit area of land.
DEPARTMENT
The Allegheny County Department of Economic Development, the designated "planning agency" for the County which performs the functions of a planning agency as described in the Pennsylvania Municipalities Planning Code for the purpose of administering this chapter.
DEPARTMENT OF CONSERVATION AND NATURAL RESOURCES (DCNR)
The agency designated to maintain and preserve state parks, manage state forestland and provide technical assistance related to the rivers, trails, greenways, local parks, regional heritage parks, and natural areas of the Commonwealth of Pennsylvania.
DETENTION BASIN
A man-made or natural facility designed to collect surface water in order to impede its flow and to release it gradually in accordance with an adopted stormwater management plan.
DEVELOPER
Any landowner, agent of such landowner or tenant with the permission of the landowner who makes or causes to be made a subdivision of land or a land development.
DEVELOPMENT OF REGIONAL SIGNIFICANCE AND IMPACT
Any land development that, because of its character, magnitude or location, will have a substantial effect upon the health, safety or welfare of citizens in more than one municipality.
DEVELOPMENT PLAN
The provisions of development of a planned residential development, a plat of subdivision or land development, including 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.
DIRECTOR OF PLANNING (DIRECTOR)
The Director of the Allegheny County Department of Economic Development or his or her designee.
DRAINAGE EASEMENT
The land required for the installation of storm sewers or other drainage facilities, or along the floodway of a natural stream or watercourse, or to safeguard the public against flood damage.
DRIVEWAY
A private drive providing access between a public or private street or access drive and the parking area for a single residential dwelling unit. A shared driveway is a private drive serving two residential dwelling units.
EARTH DISTURBANCE
Any construction or other activity which disturbs the surface of the land, including, but not limited to, excavations, embankments, depositing or storing soil, rock or earth, clearing vegetation, tilling soil, or any other activity which may cause erosion.
EASEMENT
A right-of-way for limited use of property granted by a landowner, within which the owner shall not have the right to make use of the property in a manner that violates the right of the grantee.
ECOSYSTEM
A functional system which includes the organisms of a natural community together with their environment.
ENGINEER
A professional engineer registered by the Commonwealth of Pennsylvania. See "registered professional."
EROSION
The detachment and movement of soil or rock fragments, or the wearing away of the surface of the land by wind, water, ice or gravity.
EROSION AND SEDIMENTATION CONTROL PLAN
A narrative and set of plans developed to minimize accelerated erosion and prevent sedimentation damage. In accordance with Design Manual, Part 2, Chapter 13, and PADEP Erosion and Sediment Pollution Control Program Manual, 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.
FILL
Material, usually soil, used to raise or change the surface contour of an area, to construct an embankment or to be placed within a stone or concrete arch bridge.
FINAL PLAN
The plan of a proposed subdivision or land development, including all supplemental information required by this chapter or by an applicable municipal ordinance to obtain final approval and in a form acceptable for recording in the Department of Real Estate.
FINANCIAL SECURITY
Any financial security which may be accepted in lieu of certain improvements being made prior to approval and recording of a final plan, pursuant to Section 509 of the Pennsylvania Municipalities Planning Code.[2]
FLOODPLAIN
Land adjoining a river or stream that has been or may be expected to be inundated by the floodwaters of the river or stream, or any area subject to the unusual and rapid accumulation of surface waters from any source. Floodplains include any areas delineated within the one-hundred-year flood boundary or as a special flood hazard area on a map prepared by the Federal Emergency Management Agency (FEMA).
FLOODPROOFING
Any combination of structural and/or nonstructural additions or changes to structures or contents which are designed to reduce or eliminate flood damage to those structures or contents.
FLOODWAY
The channel of a watercourse and portions of the adjoining floodplain that are reasonably required to carry and discharge the one-hundred-year design flood. Unless otherwise specified, the boundary of the one-hundred-year floodway is as indicated on maps and flood insurance studies provided by the Federal Emergency Management Agency (FEMA).
FLOOR AREA
Total gross area of all floors enclosed within the exterior walls of any building, including accessory buildings and including any areas that may be enclosed by temporary exterior walls such as garage doors or removable solarium glass enclosures, or as defined in an applicable municipal zoning ordinance.
FOOTCANDLE
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").
FREEBOARD
The difference between the elevation of the design flow in the emergency spillway (usually the one-hundred-year peak elevation) and the top elevation of the settled basin embankment (that is, top of berm). Minimum freeboard shall be one foot.
FULL-CUTOFF LUMINAIRE
An attribute of a lighting fixture from which no light is emitted at or above a horizontal plane drawn through the bottom of the fixture and no more than 10% of the lamp's output is emitted at or above an angle 10° below the horizontal plane, at all lateral angles around the fixture. By definition, a full-cutoff luminaire is also fully shielded.
FULLY SHIELDED LUMINAIRE
An attribute of a luminaire from which no light is emitted at or above a horizontal plane drawn through the lowest light-emitting portion of the luminaire.
GEOGRAPHIC INFORMATION SYSTEM (GIS)
A computerized system of compiling, presenting and analyzing geographic-based data.
GEOTECHNICAL ENGINEER
A professional engineer licensed as such by the Commonwealth of Pennsylvania who has training and experience in geotechnical engineering.
GLARE
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.
GRADE
The inclination of the land's surface from the horizontal, as it exists or as rendered by cut and/or fill activities. "Road grade" refers to the rate of rise and fall of a road surface, measured along the center line of the cartway.
GRADING PLAN
A plan to be prepared and submitted with an application for development whenever any earth disturbance is proposed.
GREENPRINT
A map identifying highly functional land areas that harbor biological diversity, manage water resources, and maintain the region's scenic landscape character. The greenprint is incorporated into the Allegheny Places Greenway Map as a top priority for conservation.
GREENWAY
A linear open space established along either a natural corridor such as a river front or stream valley or ridgeline or over land along a railroad right-of-way converted to recreational use, a canal, a scenic road or other route, including:
A. 
Any natural or landscaped course for pedestrian or bicycle passage;
B. 
An open space connector linking parks, natural reserves, cultural features or historic sites with each other and with populated areas; and
C. 
Locally, a certain strip or linear park designated as a parkway or greenbelt.
GROUNDWATER
Naturally occurring water that moves through the earth's crust, usually at a depth of several feet to several hundred feet below the earth's surface.
HAMMERHEAD TURNAROUND
A paved area at the end of a dead-end street where the cartway branches in two directions, providing sufficient space for vehicles to execute three-point turning maneuvers without entering the driveways of any lots abutting the street.
HIGHWAY OCCUPANCY PERMIT
A permit issued by the Pennsylvania Department of Transportation to private landowners to occupy Commonwealth of Pennsylvania property designated for transportation uses; typically for access or utilities.
A. 
Any building, site, structure, object, district or area that:
(1) 
Is listed in the National Register of Historic Places.
(2) 
Has received a determination of eligibility for the National Register from the National Park Service.
(3) 
Is listed on any officially adopted municipal, County or state register or inventory of historic features.
B. 
This term shall include the site, structures, yards, vegetation, fences, road alignments and signage associated with such features.
HYDRIC SOIL
Soil that is saturated, flooded or ponded long enough during the growing season to develop anaerobic conditions in the upper part.
ILLUMINANCE
Quantity of incident light measured in footcandles.
IMPROVEMENT
Physical changes to land, including, but not limited to, grading, removal of vegetation, buildings, landscaping, pavement, curbs, gutters, storm sewers and drains, changes to existing watercourses, sidewalks, street signs, monuments, water supply facilities and sewage disposal facilities.
INDIGENOUS PLANT SPECIES
Plant species naturally occurring in a particular region or environment and having been identified as existing in the region before the influence of humans.
INVASIVE PLANT SPECIES
Plant species brought into a particular region or environment through transportation by humans and having adapted to the region or environment to the detriment of the indigenous species.
LAND DEVELOPMENT
Any of the following:
A. 
The improvement of one lot or two or more contiguous lots, tracts, or parcels of land for any purpose involving:
(1) 
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.
(2) 
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.
B. 
A subdivision of land. (See "subdivision.")
C. 
Land development shall not include:
(1) 
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.
(2) 
The addition of an accessory building, including farm buildings, on a lot or lots subordinate to an existing principal building.
(3) 
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.
LAND DEVELOPMENT, MINOR
Any of the following:
A. 
An addition to an existing building, where such addition will occupy less than 5,000 square feet of land area.
B. 
An expansion of an existing parking lot that will add 25 or fewer parking spaces.
LANDOWNER
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 he is authorized under the lease to exercise the right of the landowner), or other person having a proprietary interest in land.
LANDSCAPE ARCHITECT
A landscape architect registered by the Commonwealth of Pennsylvania. See "registered professional."
LANDSLIDE-PRONE AREA
Land that is susceptible to movement or sliding, as identified in the Soil Survey of Allegheny County, prepared by the Soil Conservation Service[3] of the United States Department of Agriculture; or as identified on the Landslide Susceptibility Map of Allegheny County; or as identified in the Mining and Physiographic Study, Allegheny County, Pennsylvania, prepared by A.C. Ackenheil & Associates; or as established by geotechnical investigation.
LANDSLIDE SUSCEPTIBILITY MAP OF ALLEGHENY COUNTY
A map delineating areas judged to be susceptible to landsliding or movement, prepared by the United States Geological Survey on 7.5-minute quadrangle maps of the County in 1974.
LAND USE
Any activity, business, function or purpose for which any piece of land or structure is used or intended to be used.
LEVEL-OF-SERVICE (LOS)
A qualitative measure describing operational conditions within a traffic stream; generally described in terms of such factors as speed, freedom to maneuver, traffic interruptions, comfort, convenience and safety. Levels of service are designated A through F, with LOS A indicating the best service and LOS F indicating the worst.
LIGHT TRESPASS
Light emitted by a lighting fixture or installation which is cast beyond the boundaries of the property on which the lighting installation is sited.
LOCAL ACCESS STREET
See "street."
LOT
A designated parcel, tract or area of land established by a plat or otherwise permitted by law and to be used, developed or built upon as a unit.
LOT AREA
The area contained within the property lines of the individual parcel of land, excluding space within a street right-of-way, or as specified in the Municipal Zoning Ordinance.
LOT DEPTH
The average distance between the street right-of-way and the rear lot line, measured perpendicular or radial to the right-of-way.
LOT FRONTAGE
The width of a lot measured along the street line.
LOT WIDTH
The horizontal distance between side lot lines, measured at the required setback line.
LOT, YARD
An area within a lot between the building setback lines and the lot lines.
LUMEN
A measure of the power of light perceived by the human eye. The light output rating of a light bulb.
MARGINAL ACCESS STREET
See "street."
MEDIATION
A voluntary negotiating process in which parties in a dispute mutually select a neutral mediator to assist them in jointly exploring and settling their difference, culminating in a written agreement which the parties themselves created and consider acceptable.
MINOR LAND DEVELOPMENT
See "land development, minor."
MINOR SUBDIVISION
See "subdivision, minor."
MITIGATION
The replacement of natural features which have been lost or reduced in value.
MONUMENT
A concrete, stone or other permanent object placed to designate boundary lines, corners of property and rights-of-way of streets and utilities, for the purpose of reference in land and property surveys.
MUNICIPAL ENGINEER
A professional engineer licensed as such in the Commonwealth of Pennsylvania, duly appointed as the engineer for a municipality, planning agency or joint planning commission.
MUNICIPAL GOVERNING BODY
The council in cities and boroughs, and incorporated towns, the board of commissioners in townships of the first class, the board of supervisors in townships of the second class, or as may be designated in the law providing for the form of government.
MUNICIPALITIES PLANNING CODE (MPC)
Act of 1968, P.L. 805, No. 247, as reenacted and amended (53 P.S. § 10101 et seq.), which empowers municipalities to plan for their development and to govern the same by zoning, subdivision and land development ordinances and official maps, to promote conservation of energy and to establish planning agencies and zoning hearing boards.
MUNICIPALITY
Any city, borough, township or other similar general purpose unit of government, excluding County government.
NATIONAL POLLUTANT DISCHARGE ELIMINATION SYSTEM (NPDES) PERMIT
The permit mandated by Section 402 of the Clean Water Act[4] for projects that involve the discharge of pollutants from a point source into surface waters (including wetlands) for disposal purposes which is intended to regulate the amount of chemicals, heavy metals and biological waste discharged in wastewater, administered under the Pennsylvania Clean Streams Law.[5]
NATURAL RESOURCES
Land, fish, wildlife, drinking water supplies and other assets belonging to, maintained by or otherwise controlled by the federal, state or local government.
NET DENSITY
Net density is the number of proposed dwelling units divided by the land area not proposed for infrastructure such as the roadway network or stormwater system. For instance, if a proposed subdivision includes 100 dwelling units on 100 acres, with 20 acres being used for infrastructure, the net density is 100/(100 – 20 = 80) = 1.25 units per acre.
NONSTRUCTURAL STORMWATER MANAGEMENT PRACTICES
Passive site design approaches or regulatory approaches that positively impact water quality and reduce the generation of stormwater runoff without requiring the construction of specific or discrete stormwater management control structures.
OFFICIAL MAP
A map adopted pursuant to Article IV of the Pennsylvania Municipalities Planning Code. An Official Map is a combined map and ordinance designed to implement the goals and community vision set forth in the Comprehensive Plan. The Official Map shows the locations of planned future public lands and facilities, such as transportation, recreational parks and trails, and open space. The Official Map expresses a municipality's interest in acquiring these lands for public purposes sometime in the future.
OPEN SPACE
Any parcel or area of land or water essentially unimproved and set aside, dedicated, designated or reserved for public or private use or enjoyment, or for the use and enjoyment of owners, occupants and their guests, of land adjoining or neighboring such open space.
ORDINANCE
The Allegheny County Subdivision and Land Development Ordinance of 2012 (this chapter).
PARCEL
See "lot."
PEAK TRAFFIC HOUR
The hour during which the heaviest volume of traffic occurs.
PENNSYLVANIA STORM WATER MANAGEMENT ACT
The Pennsylvania Storm Water Management Act,[6] hereinafter referred to as PA Act 167, requires municipalities to adopt and implement ordinances to regulate development consistent with adopted watershed stormwater management plans.
PLANNING AGENCY
A planning commission, planning department or planning committee of the governing body.
PLAT
The map or plan of a subdivision or land development, whether preliminary or final.
PLAT ADJUSTMENT
See "subdivision, plat adjustment."
PRELIMINARY PLAN
The plan of a proposed subdivision or land development, including all supplementary information required by this chapter or applicable municipal ordinance to obtain preliminary approval.
PROFESSIONAL CONSULTANTS
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.
PUBLIC HEARING
A formal meeting held pursuant to public notice, intended to inform and obtain public comment, prior to taking action in accordance with this chapter.
PUBLIC MEETING
A forum held pursuant to notice under the Act of July 3, 1986 (P.L. 388, No. 84), known as the "Sunshine Act."[7]
PUBLIC NOTICE
A notice published once each week for two successive weeks in a newspaper of general circulation in the County. The notice shall state the time and place of a 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 WATER SYSTEM
A system which provides water to the public for human consumption which has at least 15 service connections or regularly serves an average of at least 25 individuals daily at least 60 days out of the year. The term includes any collection, treatment, storage and distribution facilities under control of the operator of the system and used in connection with the system. The term includes collection or pretreatment storage facilities not under such control which are used in connection with the system. The term also includes a system which provides water for bottling or bulk hauling for human consumption.
RECORD PLAN
A final plan which contains the original endorsement of the municipality and the Department, which is intended to be recorded with the Allegheny County Department of Real Estate.
REGISTERED PROFESSIONAL
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.
RESERVED AREAS
Lands held for future public use by designating a lot or parcel for such future use on a plat for recording.
RIGHT-OF-WAY
Land reserved or dedicated for use as a street, pedestrianway or other means of public or private transportation or for an electric transmission line, oil or gas pipeline, water main, sanitary or storm sewer, or other special use. A right-of-way includes the entire area reserved or dedicated for the use.
RIPARIAN
Pertaining to anything connected with or immediately adjacent to the banks of a waterway.
ROUNDABOUT
An intersection traffic control treatment utilized throughout the world. Roundabouts form circular intersections in which entering traffic is required to yield to circulating traffic.
RUNOFF
The surface water after a rain or snow that does not enter the soil but runs off the surface of the land.
SEDIMENTATION
The process by which soil or other surface material is accumulated or deposited by wind, water or gravity.
SETBACK LINE
See "building setback line."
SHIELDED LUMINAIRE
A luminaire from which no direct glare is visible at normal viewing angles by virtue of its being properly aimed, oriented and located and properly fitted with such devices as shields, barn doors, baffles, louvers, skirts or visors.
SIGHT DISTANCE
The length of road visible to the driver of a vehicle at any given point in the road when viewing is unobstructed by traffic.
SKETCH PLAN
An informal plan, for use in a preapplication meeting, prepared in accordance with § 780-401 of this chapter.
SOILS ENGINEER
A professional engineer licensed as such and registered by the Commonwealth of Pennsylvania who has training and experience in soils engineering.
SOIL SURVEY OF ALLEGHENY COUNTY
A series of aerial photographs on which soils are classified according to a variety of characteristics and accompanying explanatory text, prepared by the United States Department of Agriculture, Soil Conservation Service, August 1981. (Note: The Soil Conservation Service is now the Natural Resources Conservation Service.)
STEEP SLOPE
Any land area with a grade that exceeds four horizontal to one vertical (4:1), or 25%.
STORMWATER
The precipitation from rain or snowmelt that flows over the ground. Impervious surfaces like driveways, sidewalks, and streets prevent stormwater from being absorbed into the ground.
STREET
A strip of land, including the entire right-of-way, publicly or privately owned, serving primarily as a means of vehicular travel, encompassing the following types:
A. 
A private drive providing access between a public or private street and a parking area within a land development, or any driveway servicing two or more buildings or uses.
B. 
A service road that provides a secondary means of through access to lots.
C. 
A public street intended to carry a large volume of local and through traffic to or from collector streets and expressways.
D. 
A street that collects and distributes traffic between local access and arterial streets. Such streets provide intraregional connections between residential areas and shopping areas, employment centers and other local traffic generators.
E. 
A street with a single means of ingress and egress and a turnaround.
F. 
A street that provides access to abutting property and connections to collector streets.
G. 
A service street that runs parallel to a higher-order street and provides access to abutting properties and separation from through traffic.
STREET, PRIVATE
A street not accepted for dedication by a municipality.
STREET, PUBLIC
A street accepted for dedication by a municipality.
STRUCTURAL STORMWATER MANAGEMENT PRACTICES
Any stormwater management measure that requires the design and construction of one or more specific or discrete structures to reduce or eliminate stormwater runoff.
STRUCTURE
Any man-made object having an ascertainable stationary location on or in land or water, whether or not affixed to the land.
SUBDIVISION
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 easements of access or any residential dwelling, shall be exempted.
SUBDIVISION, MINOR
A subdivision of land into not more than four lots, not requiring any new street or access easement.
SUBDIVISION, PLAT ADJUSTMENT
Any of the following:
A. 
Adjustment of lot lines between lots where no new lots are created.
B. 
Consolidation of lot lines.
C. 
Survey corrections.
D. 
Final survey of property lines for townhouses and other attached dwellings after construction when in conformance with previously recorded plan.
SUBSTANTIALLY COMPLETED
Where, in the judgment of the Municipal Engineer, at least 90% (based on the cost of the required improvements for which financial security was posted) 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.
SURVEYOR
A surveyor registered by the Commonwealth of Pennsylvania. See "registered professional."
TRIP
A single or one-directional vehicle movement.
USE
See "land use."
WATERCOURSE
A channel or conveyance of surface water having defined bed and banks, whether natural or artificial, with perennial or intermittent flow.
WATERSHED
All land and water within the confines of a drainage basin.
WATER SURVEY
An inventory of the source, quantity, yield and use of groundwater and surface water resources within a municipality.
WELLHEAD PROTECTION AREA
A designated area of the land surface which, through recharge or other means, provides water to sustain the yield of a protected public water supply well.
WETLAND
Any area defined as a wetland by the Federal Manual for Identifying and Delineating Jurisdictional Wetlands.
WOODLANDS
An area of trees whose total combined canopy covers one acre or more, in which at least 70% of the canopy trees have a DBH of 2.5 inches or more. Woodlands may also include tree plantations for commercial or conservation purposes and groves or stands of trees covering less than one acre. Categories of woodlands shall be as follows:
A. 
A contiguous grouping of eight or more individual trees having a DBH of at least 12 inches and whose combined canopy covers at least 50% of the area encompassed by the grove and which is not located within a woodland.
B. 
An area of trees whose total combined canopy covers one acre or more, in which at least 50% of the canopy trees have a DBH of 10 inches or more.
YARD
See "lot, yard."
[1]
Editor's Note: See Subsection A in the definition of "building."
[2]
Editor's Note: See 53 P.S. § 10509.
[3]
Editor's Note: Now the Natural Resources Conservation Service.
[4]
Editor's Note: See 33 U.S.C. § 1342.
[5]
Editor's Note: See 35 P.S. § 691.1 et seq.
[6]
Editor's Note: See 32 P.S. § 680.1 et seq.
[7]
Editor's Note: See now 65 Pa.C.S.A. § 701 et seq.