Unless otherwise expressly stated, the following words shall,
for the purpose of this chapter, have the meanings herein indicated.
The present tense shall include the future; the singular number shall
include the plural; words used in the masculine gender shall include
the feminine and the neuter; the word "shall" is always mandatory;
the word "may" is always permissive.
As used in this chapter, the following terms shall have the
meanings indicated:
A structure which is on the same lot with, but detached from,
the principal building and which is customarily incidental and subordinate
to the principal building, including, but not limited to, private
garages, storage sheds, children's playhouses, fences, signs
and the like.
Forty-three thousand five hundred sixty square feet.
Abutting or next to.
A formula-based way of determining the amount of buildable
land in a lot. The lot is analyzed to determine how much area is constrained
(that is, limited by slopes, wetlands, etc.). The amount of constrained
land is then multiplied by the density factors appropriate to the
type of constraint. The result is subtracted from the gross lot acreage
to determine the ALA. The ALA can then be multiplied by the base density
for the lot to determine the number of permitted dwelling units that
can be built on the lot.
A minor way, whether or not legally dedicated, intended and
used primarily for vehicular service access to the rear of properties
which abut on a street and not intended for the purpose of through
vehicular traffic.
A landowner or developer, as herein defined, who has filed
an application for development, including his heirs, successors and
assigns.
Every application, whether preliminary, 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 approval of a subdivision plan or for the approval of a development
plan.
A professional licensed as such in the Commonwealth of Pennsylvania.
Note: A registered architect alone cannot sign land development or
subdivision plans that deal with the creation of new lot lines or
the adjustment of existing lot lines or when creating new facilities
for sewerage systems or complex storm facilities.
The amended final site plans specifying the locations, dimensions,
elevations, capacities and capabilities of structures or facilities
as they have been constructed.
Materials used to refill a ditch or other excavation or the
process of doing so.
An area, divided into lots, and usually bounded by streets.
Activities, facilities, measures or procedures used to manage
stormwater impacts from land development, to protect and maintain
water quality and groundwater recharge and to otherwise meet the purposes
of this chapter, including but not limited to infiltration, filter
strips, low-impact design, bioretention, wet ponds, permeable paving,
grassed swales, forested buffers, sand filters and detention basins.
The Board of Supervisors of Allegheny Township, Westmoreland
County, Pennsylvania.
The line that encloses a portion of a tract of land, which
delineates the lots, intended to be subdivided, and specifically does
not include those portions of the original tract which are not intended
to be part of the land being subdivided or developed.
A structure, including supports, erected over a depression
or an obstruction, as water, highway, or railway, and having a tract
or passageway for carrying traffic or other moving loads or a structure
defined by PennDOT, or equivalent agency, as such.
Anyone who constructs any structure, or part thereof, affixed
to the land.
A roofed structure, completely enclosed by walls, used for
shelter, enclosure or protection of persons, goods, vehicles, equipment
or animals.
The surfaced area of a street, including travel lanes and
parking areas, but not including shoulders, curbs, sidewalks or swales.
Unless otherwise indicated, the Allegheny Township Subdivision
and Land Development Ordinance 8-1999, to include all amendments.
An area of unobstructed vision at street intersections defined
by lines of sight between points at a given distance from the intersection
of street center lines.
A lot or lots of land or an area of water or a combination
of land and water within a development site 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.
Said plan of the Township which guides the physical development
of the Township and which consists of maps, charts, and textual matter
in accordance with the provisions of the Pennsylvania Municipalities
Planning Code.
A preliminarily engineered scale drawing in which layout
ideas for conservation subdivisions are illustrated in more than the
rough, diagrammatic manner appropriate for sketch plans, but before
major engineering costs are incurred in preparing detailed final alignments
and profiles for streets and/or detailed calculations for stormwater
management.
Ownership in common with others of a lot of land and certain
parts of a building thereon which would normally be used by all the
occupants, together with individual ownership in fee of a particular
unit or apartment in such building or on such lot of land and may
include dwellings, offices and other types of space in commercial
and industrial buildings or on real property.
A large, privately owned lot comprising part of an area of
open land. The purpose of the conservancy lot is to provide surrounding
residents with visual access to greenway land while keeping the land
under private ownership and maintenance. Only a small portion of such
lots may be developed; the remainder must be protected through conservation
easements and used in conformance with standards for greenway land.
Public access to conservancy lots is not required.
The use and enjoyment of our natural resources to protect
and enhance our woodlands, wetlands and wildlife.
Land constrained from development under current codes and
laws; includes very steep slopes (greater than or equal to 25%), wetlands,
floodplains and land already protected from development, such as parks.
Land not in primary conservation areas that contains locally
noteworthy or significant features of the natural or cultural landscape,
such as mature woodlands, wildlife habitats and travel corridors,
prime agricultural soils, groundwater recharge areas, greenways and
trails, historic sites and buildings and scenic viewsheds; also includes
steep slopes (greater than or equal to 15%, but less than 25%). These
features, or portions of them, are often protected in a conservation
subdivision by designing the greenway land to include them.
A type of residential subdivision in which all of the unbuildable
land and a significant portion of the buildable land is left as permanent
open space.
The act of combining two or more lots for the purpose of
rezoning and/or subdivision purposes.
The erection, renovation, repair, extension, expansion, alteration
or relocation of a building, structure or site improvements, including
the placement of mobile homes.
Any person(s) hired to perform specified task(s) designated
in a written contract for a specified fee for professional services,
usually relating to the construction trade.
The County of Westmoreland, Pennsylvania.
Westmoreland County, Pennsylvania, Conservation District.
Westmoreland County, Pennsylvania, Planning Commission or
its designated planning agency.
A minor street intersecting another street at one end and
terminated at the other end by a vehicular turnaround.
A human structure, such as a road or building, that is within
view of a proposed land-use change and that affects site planning.
An excavation. The difference between a point on the original
ground and designated point of lower elevation on the final grade.
Also, the material removed in excavation.
The number of dwelling units per acre of land.
The Pennsylvania Department of Environmental Protection or
any successor agency or agencies.
A relatively flat or low land area adjoining a river, stream
or watercourse which is subject to partial or complete inundation
in a one-hundred-year flood as designated in the Township Zoning Ordinance,
as amended.[1]
An area in which surface water runoff is temporarily stored
pending its release at a controlled rate.
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 or a mobile home park.
Any man-made change to improved or unimproved real estate,
including, but not limited to, buildings or other structures, the
placement of mobile homes, streets and other paving, utilities, mining,
dredging, filling, grading, excavation or drilling operations and
the subdivision of land, except farm dwellings and structures.
The provisions for development including a planned residential
development, a plat of subdivision, and provisions 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
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 and includes control of runoff to minimize
erosion and sedimentation during and after construction or development.
Any ditch, gutter, culvert, storm sewer or other structure
designed, intended or constructed for the purpose of carrying, diverting
or controlling surface water or groundwater.
Clear, unobstructed flow of stormwater away from any building.
The lands required for the installation of stormwater sewers
or drainage ditches or required along a natural stream or watercourse
for preserving the channel and providing for the flow of water therein
to safeguard the public against flood damage.
A private vehicular passageway providing access between a
street and a private parking area or private garage.
Any building designed or used as permanent living quarters
for one or more families, but not including hotels, motels, lodging
or boarding houses.
A residential building, or portion thereof, containing three
or more dwelling units, including triplexes, fourplexes, garden apartments
and townhouses.
Permit as required and set forth in the Township Grading
Ordinance regarding excavation and fill.[2]
A grant of limited use of private land for public or quasi-public
purpose.
A registered professional engineer in Pennsylvania designated
by the Township.
The engineering criteria of the Township regulating the installation
of any improvement or facility. In the absence of such Township engineering
criteria, the applicable standards of the Westmoreland County Subdivision
and Land Development Ordinance shall apply.
The registered professional engineer appointed by the Board
of Supervisors of the Township of Allegheny, Westmoreland County,
Pennsylvania.
The removal of surface materials by the action of natural
elements.
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.
The key document in the conservation subdivision design process.
Provides the developer and the Township with a comprehensive analysis
of existing conditions both on the proposed development site and within
500 feet of the site, allowing them to make informed decisions on
development design.
Federal Emergency Management Agency.
A fully exposed, freestanding barrier made of wire, wood,
metal, masonry, or other material used as a screen or enclosure for
a yard, field or other open space area. It includes a retaining wall
less than 30 inches in height that functions to enclose an open space
or yard; however, a retaining wall greater than 30 inches in height
or a structural wall is not considered a fence.
The date that an application is presented by the landowner
and/or developer or his authorized representative to the Allegheny
Township Manager.
A plat that is filed with the Allegheny Township Planning
Commission and has been received and properly receipted by the Commission
Secretary at a regular meeting.
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. It shall include the conditions resulting therefrom. The
difference in elevation between a point on the original ground and
a designated point of higher elevation of the final grade. The material
used to make fill.
See "lot, flag."
The area along a natural watercourse which may from time
to time be overflowed by water therefrom, as defined by the FEMA maps.
The portion of the floodplain as defined by the Federal Emergency
Management Agency that includes the watercourse channel and adjacent
land areas which must be reserved to carry the one-hundred-year-recurrence-interval
flood without cumulatively increasing that flood elevation more than
one foot.
The remainder of the floodplain, after the floodway has been
determined. Generally, the slower velocity backwater area of the floodplain.
As defined by the PADEP or any subsequent agency.
The part of a lot which abuts a public or private street.
A multifamily residential building no more than three stories
in height containing five or more dwelling units which share a common
entrance to the outside, usually through a common corridor, and which
dwelling units may have other dwelling units either above or below
them.
Excavation or fill or any combination thereof including conditions
resulting from such activities.
A plan showing all existing ground features and proposed
grading, including existing and proposed surface and subsurface drainage
facilities, described by grades, contours and topography.
That portion of a lot that is set aside for the protection
of sensitive natural features, agricultural land, scenic views and
other unique features. Greenway land may be accessible to the residents
of the development and/or the Township or it may contain areas of
conservancy lots which are not accessible to the public or it may
contain underground facilities for on-lot sewage systems.
Replenishment of existing natural underground water supplies.
A surface that prevents the percolation of water into the
ground. Impervious surface includes, but is not limited to, any roof,
parking or driveway areas, and any new streets and sidewalks. Any
surface areas designed to initially be gravel or crushed stone shall
be assumed to be impervious surfaces.
A form of financial security provided to the Township for
the completion of improvements in accordance with this chapter and
the Pennsylvania Municipalities Planning Code, Section 509 et seq.,[3] and any amendments thereto.
Those physical additions, installations and changes required
to render land suitable for the use intended, including, but not limited
to, grading, paving, curbing, streetlights and signs, fire hydrants,
water mains, electric service, gas service, sanitary sewers, storm
drains, sidewalks, crosswalks, driveways, culverts and street shade
trees.
A right-of-way or easement for pedestrian use, extending
from a street into a block or across a block to another street.
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.
Development in accordance with Section 503(1.1) of the Municipalities
Planning Code.[4]
A plan prepared in accordance with the applications of the
this chapter for approval of a land development.
A professional licensed as such in the Commonwealth of Pennsylvania.
A portion of a subdivision or other lot of land intended
as a unit for transfer of ownership or for development, or both. In
determining the area of a lot, no part of the right-of-way of a street,
alley or crosswalk may be included.
The area contained within the property lines of a lot of
land as shown on a subdivision plan, excluding space within any street
right-of-way, but including the area of any easement.
A lot at the intersection of, and fronting on, two or more
street rights-of-way.
The mean horizontal distance between the front lot line and
the rear lot line, measured midway between the side lot lines.
An interior lot which abuts streets in both the front and
the rear.
A lot surrounded by another lot or lots on all side and where
access to such lot is by means of a narrow strip of lot or easement.
The narrow strip of lot or easement shall be termed as the flagpole
portion of the lot.
A lot having side lot lines which do not abut on a street.
The distance between the side lot lines measured at the building
setback line.
A lot of record at the time of the adoption of this chapter,
which, by reason of area or dimension, does not conform to the requirements
of this chapter.
Any lot which individually, or as part of a subdivision,
has been recorded in the Office of the Recorder of Deeds of Westmoreland
County.
A lot extending between and having frontage on an arterial
street and a local access street and with vehicular access solely
from the latter.
Any security, other than cash, which may be accepted by the
Township for the maintenance of any improvements required by this
chapter.
A metal stake placed to designate the boundary and corners
of lots in the subdivision of land for the purpose of reference in
land and property survey and to facilitate the sale of lots.
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 without a permanent foundation.
A lot of land in a mobile home park, improved with the necessary
utility connections and other appurtenances necessary for the erection
thereon of a single mobile home.
A lot, or contiguous lots 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 concrete or stone object placed to designate boundary lines,
corners or property and rights-of-way of streets and utilities for
the purpose of reference in land and property survey.
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," or its successor, the Act of June 19, 2001 (P.L. 287,
No. 22), 53 Pa.C.S.A. § 5601 et seq.
The Pennsylvania Municipalities Planning Code, Act 247 of
1968, 53 P.S. § 10101 et seq., as amended.
A flood that, on the average, is likely to occur once every
100 years.
Land and water areas retained for use as active or passive
recreation areas or for resource protection in an essentially undeveloped
state.
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 owner or
other persons having a proprietary interest in the land, shall be
deemed to be an owner for the purpose of this chapter.
See "Department of Environmental Protection."
The Pennsylvania Department of Transportation or any successor
agency or agencies.
Any security which may be in lieu of a requirement that certain
improvements be made prior to approval of a final subdivision or land
development plan, including performance bonds, escrow agreements and
other similar collateral or surety agreements.
An individual, partnership, corporation or other legally
recognized entity.
A stage in a process of land development.
A complete and exact subdivision plan or land development
plan prepared for official recording as required by statute to define
property rights and proposed streets and other improvements.
A type of conservation subdivision in which mixed housing
types (single-family residences, duplexes, garden apartments, etc.)
are allowed in the same development.
The Allegheny Township Planning Commission, Westmoreland
County, Pennsylvania.
A subdivision plan or land development plan in lesser detail
than a final plan, showing proposed street and lot layout as a basis
for consideration prior to preparation of a final plan.
A diagrammatic illustration of initial thoughts about a conceptual
layout for greenway lands, house sites and street alignments. Provides
a basis for informal discussion between the applicant and the Planning
Commission and the Board of Supervisors on conservation subdivision
design. Based closely on the information in the existing resources
and site analysis map, it is often prepared as an overlay placed on
top of that map.
A plan for controlling erosion and sediment during construction
which shall provide all steps, including scheduling, to assure erosion
and sediment control during all phases of construction, including
final stabilization.
A preliminary or final map or plan of a subdivision or land
development.
Land used for agricultural purposes that contains soils of
the first, second or third class as defined by the United States Department
of Agriculture Natural Resource and Conservation Services County Soil
Survey.
Includes:
A formal meeting held pursuant to public notice by the Board
of Supervisors or Planning Commission intended to inform and obtain
public comment prior to taking action, in accordance with this chapter.
A forum held pursuant to notice under the Act of October
15, 1998, P.L. 729, No. 93 (65 Pa.C.S.A. § 701 et seq.),
known as the "Sunshine Act."
Notice published once each week for two successive weeks
in a newspaper of general circulation in the 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.
An equation for measuring peak stormwater discharge from
a particular watershed, relating rainfall intensity to a calculated
rate of stormwater runoff.
Includes, but is not limited to, basketball, volleyball and
tennis courts; soccer and football fields; baseball diamonds; golf
courses; swimming pools; tot lots and playgrounds.
Includes, but is not limited to, jogging, equestrian, pedestrian
and hiking trails; bicycle paths.
The one-hundred-year flood elevation plus a freeboard safety
factor of 1 1/2 feet.
A narrow lot of ground having inadequate area for building
purposes separating a street or a proposed street from other adjacent
properties.
R1, R2 and R3 areas, as defined by the Allegheny Township
Zoning Ordinance.[5]
Any individual owning real estate in his own or joint names
and maintaining a voting address in the Township, within 1,000 feet
of the proposed subdivision.
Any subdivision or transfer of land, laid out on a plan which
has been approved by the Township, which changes or proposes to change
property lines and/or public right-of-way not in strict accordance
with the approved plan.
The line of highest ground separating two adjacent streams
or watersheds.
Land legally dedicated for public purposes, including, but
not limited to, a street, alley, interior walk, trail, railroad, electric
transmission line, oil or gas pipeline, water main, sanitary or storm
sewer main, or shade trees.
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 flows over surface of the land.
The process by which mineral or organic matter is accumulated
or deposited by moving wind, water or gravity. Once this matter is
deposited or remains suspended in water it is usually referred to
as "sediment."
See "Sewage Enforcement Officer."
A watertight tank in which raw sewage is broken down into
solid, liquid and gaseous phases to facilitate further treatment and
final disposal.
The line within a property defining the required minimum
distance between any the face of any building or structure and the
ultimate adjacent right-of-way or lot line. Signs, fences, walls,
uncovered steps, stoops, or ramps for the accessibility of persons
with disabilities are exempt from setback requirements.
A system of piping tanks or other facilities serving a lot
and collecting and disposing of sewage in whole or in part into the
soil.
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 official of the local agency who issues and reviews permit
applications and conducts such investigations and inspections as are
necessary to implement Act 537[6] and the rules and regulations promulgated thereunder.
The portion of a roadway (cartway) between the curb or gutter
and the travel way intended for emergency and parking use.
The extent of unobstructed vision in a horizontal or vertical plane along a street, as defined in § 223-24.
A map showing the location of a proposed conservation subdivision
within its neighborhood context; shows the relationship of the subject
property to natural and man-made features existing within 1,000 feet
of the site.
A scaled graphical depiction of the proposed development
of a lot, parcel or tract of land describing all covenants assigned
as well as accurately depicting the use, location, and bulk of all
buildings and structures, intensity of use or density of development,
streets, driveways, rights-of-way, easements, parking facilities,
topography, open space, public facilities and utilities, setbacks,
height of buildings and structures, architectural characteristics
and materials and other such data necessary for municipal officials
to determine compliance with this chapter and appropriate provisions
of other such ordinances, as they may apply.
The face of an embankment of a 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.
Slopes greater than or equal to 15%, but less than 25%.
Slopes greater than or equal to 25%.
A field test conducted to determine the absorption capacity
of soil to a specified depth in a given location for the purpose of
determining suitability of soil for on-site sewage disposal.
The Municipal Solicitor for the Township of Allegheny, Westmoreland
County, Pennsylvania.
Pipes, open channels, and other conveyances intended to carry
stormwater to a watercourse or water treatment facility.
The total amount of precipitation reaching the ground surface.
See "detention pond."
Water from rains falling within a tributary drainage basin,
flowing over the surface of the ground or collected in channels, watercourses
or conduits.
Includes street, avenue, boulevard, road, highway, freeway,
parkway, lane, alley, viaduct, cul-de-sac or any other ways used or
intended to be used by vehicular traffic or pedestrians, whether public
or private.
ARTERIALThose serving large volumes of comparatively high-speed and long-distance traffic and include facilities classified as main and secondary highways by the Pennsylvania Department of Transportation.
COLLECTORThose which, in addition to giving access to abutting properties, intercept local access streets and provide routes to community facilities and to arterial streets.
HALF or PARTIALA street generally parallel and adjacent to a property line having a lesser right-of-way width than normally required for satisfactory improvements and use of the street.
LOCAL ACCESSThose used primarily to provide access to abutting properties.
MARGINAL ACCESSMinor streets, parallel and adjacent to arterial streets, providing access to abutting properties and control of intersections with the arterial street.
PRIVATEStreets serving three or more lots which are not public, including but not limited to streets maintained by private agreements, by private owners or for which no maintenance responsibility has been established; and including all private driveway access easements or rights-of-way for access. Private streets serving fewer than three lots shall be defined as "driveways."
PUBLICStreets ordained or maintained or dedicated and accepted by a municipality, the county, the state or the federal governments and open to public use.
Any man-made object having an ascertainable stationary location
on or in land or water, whether or not affixed to the land. Structures
which shall be subject to the regulations of this chapter shall include:
buildings, towers, antennas, fences, decks, gazebos, pavilions, swimming
pools, tennis courts, garages, and storage sheds. Structures which
shall not be subject to the regulations of this chapter shall include:
flagpoles, mailboxes, driveways, walkways, patios, residential composting
facilities and similar structures which are decorative or are not
used for human occupancy, storage of goods or other recreational activity.
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. Also see "resubdivision."
The subdivision of land into more than four residential lots
within a continuous period of five years; or a subdivision of land
into two or more lots involving public improvements; or any land development
other than single-family homes and their accessory uses.
The subdivision of land into two to four lots with no public
improvements and no land development other than single-family homes
(and their accessory uses).
The subdivision of land into two lots for agricultural, open
space or green space purposes only. The subdivision shall not include
public improvements or land development; includes revision, correction
or creation of easements; lot line revisions or corrections; or consolidation
of two or more lots into one lot.
The date of the next regularly scheduled Planning Commission
meeting following the date that the application is filed with the
Township Manager, or the 30th day following the day that the application
was filed, which ever occurs sooner. (See "filing date.")
Where, in the judgment of the Township Engineer, at least
90% (based on the cost of the required improvements for which financial
security was posted pursuant to the requirements 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.
The Board of Supervisors of the Township of Allegheny, Westmoreland
County, Pennsylvania.
A licensed surveyor registered by the Commonwealth of Pennsylvania.
A low-lying stretch of land characterized as a depression
used to carry surface water runoff.
Surface soils and subsurface soils which normally are fertile
soils and soil material, ordinarily rich in organic matter of humus
debris. Topsoil is usually found in the uppermost layer called the
"A Horizon."
A multifamily residential building no more than 2 1/2
stories in height which contains at least three, but no more than
eight, dwelling units, each of which is separated from the adjoining
unit or units by a continuous, unpierced vertical wall extending from
the basement to the roof, each unit having independent access directly
to the outside and having no other units above or below.
The Township of Allegheny, Westmoreland County, Pennsylvania.
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.
Circumstance where special conditions, which were not self-created,
affect a particular property and make strict conformity with the restrictions
governing area, setbacks, minimum frontage, height or density unnecessarily
burdensome or unreasonable in light of the purposes of this chapter.
A 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.
All lines and facilities related to the provision, distribution,
collection, transmission, or disposal of water, storm and sanitary
sewage, oil, gas, power, information, telecommunications and telephone
cable, and includes facilities for generation of electricity.
A departure from the strict letter of this chapter as it
applies to a specific property as authorized by the Zoning Hearing
Board in accordance with the terms of this chapter and the Pennsylvania
Municipalities Planning Code.
The area of land or water visible from a fixed vantage point.
A stream of water, river, brook, creek or a channel or ditch
for water, whether natural or man-made.
A stream usually flowing in a definite channel and discharging
into some other stream or body of water and is not intended to include
surface water conveyed from a higher to a lower level for limited
periods during the melting of snow or during or soon after the fall
of rain through hollows or ravines which at other times are dry.
Any water works, water supply works, water distribution system
or part thereof designed, intended or constructed to provide or distribute
potable water.
As defined under state regulations, protection of designated
and existing uses. (See 25 Pa. Code Chapters 93 and 96.)
Each stream segment in Pennsylvania has a designated use, such
as "cold water fishery" or "potable water supply," which is listed
in Chapter 93. These uses must be protected and maintained under state
regulations.
"Existing uses" are those attained as of November 1975, regardless
whether they have been designated in Chapter 93. Land development
must be designed to protect and maintain existing uses and maintain
the level of water quality necessary to protect those uses in all
streams, and to protect and maintain water quality in special protection
streams.
Water quality involves the chemical, biological and physical
characteristics of surface water bodies. After land development these
characteristics can be impacted by addition of pollutants, such as
sediment, and changes in habitat through increased flow volumes and/or
rates. Therefore, discharges to surface waters must be designed and
managed to protect the stream bank, streambed and structural integrity
of the waterway, to prevent these impacts.
Region or area bounded peripherally by water parting and
draining to a particular watercourse or body of water.
Any and all rivers, streams, creeks, rivulets, impoundments,
ditches, watercourses, storm sewers, lakes, dammed water, wetlands,
ponds, springs, and all other bodies or channels of conveyance of
surface and underground water, or parts thereof, whether natural or
artificial, within or on the boundaries of this commonwealth (Pennsylvania).
An inventory of the source, quantity, yield and use of groundwater
and surface water resources within the Township.
Land having a cover of trees and shrubs; a predominantly
contiguous forested area.
A required open space located on a lot which is unobstructed
by any portion of a principal structure other than certain projections
expressly permitted by this chapter.
A graphic way of determining the amount of buildable land
in a lot. A yield plan is a conceptual but realistic layout of a lot
showing a standard (nonconservation) development pattern that could
reasonably be expected to be implemented, taking into account the
constraining factors on the land. The number of dwelling units on
the yield plan is then used to determine the number of dwelling units
permitted in a conservation subdivision built on that same land.
The designated official or an authorized representative appointed
by the Supervisors whose duty it shall be to administer the Allegheny
Township Zoning Ordinance.[7]
The zoning laws of Allegheny Township adopted by virtue of
the authority granted to the Township by the Commonwealth of Pennsylvania
Municipalities Planning Code, 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).[8]
