Township of Butler, PA
Butler County
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Table of Contents
Table of Contents

§ 252-7 General terms.

For purposes of these regulations, certain terms or words used herein are defined as follows:
A. 
The word "person" or "developer" includes a firm, association, organization, partnership, trust, company or corporation as well as an individual.
B. 
The present tense includes the future tense.
C. 
The singular number includes the plural and the plural number includes the singular.
D. 
The word "shall" is mandatory; the word "may" is permissive.
E. 
Words generally found in legal terminology not otherwise defined in this article shall be considered to have meanings in this chapter similar to their generally held definition in a court of law.

§ 252-8 Specific terms.

For the purposes of this chapter, the following terms shall have the specific meanings indicated:
ACCESSORY STORAGE BUILDING
Any building used exclusively for storage that will not be intended for human occupancy of the structure, which is on the same lot with and is subordinate to and customarily incidental to the principal use of the lot.
[Added 10-20-1997 by Ord. No. 760]
ALIGNMENT
The vertical or horizontal line described by bearings, angles and distances to which a street, road or utility adheres in its passage across, over or under the land surface.
ALLEY
A private right-of-way not less than 30 feet in width which provides secondary access to a property or properties and which is not the only means of access for any property.
AMENDMENT
A change in these regulations, including addition of new requirements, revision of existing requirements or deletion of obsolete requirements adopted in accordance with the procedures specified in Article VIII of this chapter and Act 247, Pennsylvania Municipalities Planning Code, as amended (53 P.S. § 10101 et seq.).
AMENITIES BOND
Surety in a form approved by the Township after recommendation by the Township Solicitor, including but not limited to cash, a certified check, an irrevocable letter of credit or a labor and material payment bond which guarantees the satisfactory completion of improvements which are not to be dedicated to the public, but which improvements are required by this chapter or as a condition of the approval of an application submitted under this chapter.
APPLICANT
A landowner or developer who has filed a completed application for a subdivision or land development, including his or her heirs, successors and assigns.
APPLICATION
A complete and properly filed formal request, in writing, by a person or developer for consideration of a proposal to develop land in accordance with the requirements of these regulations.
BLOCK
An area of land, generally in a plan of lots, or a parcel or tract bounded by streets, or a combination of streets and public lands, railroad rights-of-way, waterways, municipal boundaries or any other barrier to the continuity of development.
BOUNDARY
A line that demarcates the geographic limits of a municipality, development plan, zoning district or other land area.
BUILDING
Any man-made structure having a roof and walls which are continuous from ground to roof placed upon the land for any purpose.
BUILDING PERMIT
A document issued by the Township attesting that a proposal for construction of a structure meets all requirements of these regulations and other applicable development ordinances in force and allowing such proposed construction to commence.
CARTWAY
The area, usually hard surfaced, within a vehicular right-of-way for passage of vehicles, excluding curbs or berms.
COMMISSION
Unless indicated specifically as the County Planning Commission, the term refers to the Township Planning Commission.
COMPREHENSIVE PLAN
A document based on study and analysis of past trends in the Township, projecting future change, recommending measures to cope with such change and representing the official policy of the Township towards physical change.
CONSOLIDATION
The combination of two or more lots, tracts or parcels of land for the purpose of development or sale or lease of a building or lot.
CONTOUR
An imaginary line connecting all points with the same elevation above or below a fixed base point whose elevation is known.
CORNER LOT
A property that abuts two adjacent streets that intersect at one corner of the lot.
COVENANT
An agreement legally binding successor owners of a property to certain conditions regarding use of the property stipulated by the original owner.
CROSS-SECTION
A drawing showing the relation of component parts as if the object being examined had been cut through; usually a cut-through of a road or utility at right angles to its length revealing materials and dimensions of components of construction.
CUL-DE-SAC
A street with connection to other streets at only one end and having a permanent vehicular turnaround at the closed end.
CURVE
A rounded change of direction of an alignment that can be described by bearings, angles and distances; a sag curve describes the lowest point in a vertical alignment and a crest curve the highest point.
CUT
An excavation into earth material that has lain dormant for at least two years.
DECISION
Final adjudication of any board or other body granted jurisdiction under this chapter, or the Pennsylvania Municipalities Planning Code,[1] 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 of Butler County.
[Added 12-21-2009 by Ord. No. 846]
DEDICATION
The designation of property, formerly privately owned, for public purposes, such designation stipulated in writing by the private owner and accepted by the public body.
DENSITY
A measure of the intensity of the use of the land, usually measured by the number of dwelling units per gross acre of land.
[Added 12-21-2009 by Ord. No. 846]
A. 
Final action by an officer, body or agency charged with the administration of this chapter or applications thereunder, except the following:
(1) 
The Township Commissioners.
(2) 
The Zoning Hearing Board.
(3) 
The Planning Commission.
B. 
Determinations shall be appealable only to the boards designated as having jurisdiction for such appeal.
DEVELOPER
Any landowner, agent of such landowner or tenant with the permission of such landowner who undertakes a subdivision or land development in accordance with these regulations with approval of the Board of Commissioners.
DOUBLE-FRONTAGE LOT
A lot that abuts two streets that do not intersect adjacent to the lot.
DRIVEWAY, PRIVATE
A vehicular access route serving only one parcel or lot which provides access to a public street, but which does not provide access to any other lot or parcel under separate ownership.
DWELLING
A building designed exclusively for residential purposes for one or more families on a permanent basis.
EASEMENT
A right-of-way granted across private property generally for public utility lines or storm drainage or for access to another property beyond, passage over which is guaranteed by the grantor to those using the easement.
ENGINEER
A professional engineer licensed as such in the commonwealth. The use of the word "engineer" in this chapter shall not exclude the practice of topographic surveying as provided for in state law.
EROSION
The process of breaking down and carrying away of exposed ground surfaces by action of wind, water and temperature change.
FEE
The required charge established, from time to time, by resolution of the Board of Commissioners to defray the cost of processing an application submitted for approval under the terms of this chapter and which shall be payable to the Township at the time an application is filed.
FILL
Earth material excavated elsewhere and deposited upon the ground surface in the process of grading, or the excavation of earth that has lain dormant less than two years.
FINAL APPLICATION
The written and graphic materials specified by this chapter to be submitted to the Township in order to obtain final approval of a proposed subdivision or land development plan.
FINAL PLAT
The map or plan of a proposed subdivision or land development containing all the information required by this chapter for final plat approval and in a form acceptable for recording in the office of the Butler County Recorder of Deeds.
FRONT BUILDING LINE
An imaginary line parallel to the street right-of-way line extending across a property between side lot lines a minimum distance from the right-of-way line prescribed by Chapter 300, Zoning, which describes the limit of construction on the property relative to the street.
GOVERNING BODY
The Butler Township Board of Commissioners.
GROSS AREA
The total area within the site of a subdivision, land development or mobile home park plan, including internal streets and other public or semipublic land areas recorded in the plan.
HALF STREET
A right-of-way, established in certain plans of lots approved prior to adoption of this chapter, running parallel to and abutting the plan boundary and recorded as one-half the width required for a public street on the presumption that developers of the abutting tract of land will provide the other half width to create a street of the required width.
HIGH WATER TABLE
A condition, often chronic, caused by the impermeability of the soil, poor drainage characteristics or unusually heavy precipitation that brings the level of water in the ground close to the surface.
IDENTIFICATION NUMBER (SEE "LOT NUMBER")
A number assigned to a lot in a subdivision, so that all the lots in a plan presented for preliminary approval are numbered consecutively and in order beginning with one, such numbers to be retained through recording of the plan.
IMPROVEMENT BOND
Surety, in a form approved by the Township after recommendation by the Township Solicitor, including but not limited to: cash, a certified check, an irrevocable letter of credit or a labor and material payment bond from an approved surety company which guarantees the satisfactory completion of improvements required by this chapter to be dedicated to the public.
IMPROVEMENTS
Physical man-made changes to a property needed to prepare the property to receive the uses proposed for it.
INSPECTOR
The Township Engineer or his or any other authorized representative assigned by the Board of Commissioners to make any or all necessary inspections of the work performed and materials furnished by the developer or the contractors selected to install the improvements required by this chapter.
LAND DEVELOPMENT
Any of the following activities:
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; or
(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.
C. 
Developments authorized to be excluded from the regulation of land development by § 252-6 of this chapter.
LAND DEVELOPMENT PLAN
A plan which encompasses a proposed land development, which, in addition to a plat of subdivision, if required, includes: all covenants relating to the use of the land; the proposed use, location and bulk of buildings and other structures; the intensity of use of density of development; streets, ways and parking facilities; common open space and public facilities. The land development plan shall include all of the written and graphic information required by this chapter.
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 condition), a lessee if he is authorized under the lease to exercise the rights of the landowner, or other persons having a proprietary interest in land, shall be deemed to be a landowner for the purpose of this chapter.
LOT
A tract of land in a plan of subdivision recorded in compliance with the regulations of this chapter or recorded legally prior to the adoption of this chapter, intended to be used as a unit for development or transfer of ownership.
LOT NUMBER (SEE "IDENTIFICATION NUMBER")
A number assigned to a lot in a subdivision, so that all the lots in a plan presented for preliminary approval are numbered consecutively and in order beginning with one, such numbers to be retained through recording of the plan.
LOT WIDTH
The distance between the side lot lines measured along the front building line of a lot.
MAINTENANCE BOND
Surety, in a form approved by the Township after recommendation by the Township Solicitor, including but not limited to: cash, a certified check, an irrevocable letter of credit or a labor and material bond from an approved surety company which guarantees the repair of maintenance of any improvements required by this chapter for a specified period after their completion and approval or acceptance by the Township.
MARKER
A permanent indication, established by a registered surveyor, of specified points in a subdivision or land development, in accordance with these regulations.
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 differences, culminating in a written agreement which the parties themselves create and consider acceptable.
MINOR LAND DEVELOPMENT
The expansion of or addition to a nonresidential use and structure in combination, not involving a subdivision, and not exceeding 1,000 square feet, no extension of existing public or private streets or roads, the introduction of new public utility lines, the expansion of parking areas, no new exterior freestanding lighting fixtures or an increased impact on stormwater management facilities.
[Added 12-21-2009 by Ord. No. 846]
MOBILE HOME
A transportable single-family dwelling intended for permanent occupancy by one family after being towed on its own chassis in one section arriving ready for use except for minor assembly and connecting operations, and containing its own toilet, bathing, cooking and food storage facilities; said unit having an overall width of 14 feet or less.
MOBILE HOME LOT
A parcel of land in a mobile home park, improved with the necessary utility connections and other appurtenances necessary for the erection thereon of a single mobile home.
MOBILE HOME PARK
A parcel of or contiguous parcels of land under single ownership which has been so designated and improved that it contains two or more mobile home lots for the placement thereon of mobile homes.
MODIFICATION
A deviation from the regulations of this chapter granted by the Board of Commissioners upon recommendation by the Planning Commission in accordance with the criteria established by this chapter.
MONUMENT
A permanent indication, established by a registered surveyor, of points in the boundary of a subdivision or land development plan, or at points of intersection or changes of direction in street rights-of-way within the plan.
MULTIPLE-FAMILY BUILDING
A residential structure designed to accommodate more than two families, with access to the outside via common halls, stairways and, where approved, elevators.
MUNICIPALITY
The Township of Butler, Butler County, Pennsylvania.
ORDINANCE
All references to "ordinance" or "this chapter" refer to the Township of Butler Subdivision and Land Development Ordinance.
OWNER OF RECORD
The individual or corporation whose name appears on the records of the County Recorder of Deeds as the current owner of a property.
PLAT
The map or plan of a subdivision or land development, whether preliminary or final. (See also "preliminary plat" and "final plat.")
PRELIMINARY APPLICATION
The written and graphic material specified by this chapter to be submitted to the Township in order to obtain preliminary approval of a proposed subdivision or land development.
PRELIMINARY PLAT
The map or plan of a proposed subdivision or land development which contains all of the information required by this chapter for approval of a preliminary plat.
PRIVATE LANE
An access to a second property over the property from which the second property was subdivided, approved in accordance with the requirements of these regulations.
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.
[Added 12-21-2009 by Ord. No. 846]
PROFILE
A drawing following the center line of a street or utility line indicating the vertical alignment of the street or utility line, the vertical dimension often exaggerated to clarify the relation between horizontal and vertical measurements.
PROPERTY
An area or tract of land, all portions of which are in the same ownership and the boundary of which closes on itself; also a parcel.
PUBLIC HEARING
A formal meeting held pursuant to public notice by the Board of Commissioners or Planning Commission, intended to inform and obtain public comment, prior to taking action in accordance with this chapter.
PUBLIC IMPROVEMENTS
All improvements, including but not limited to: roads, streets, gutters, curbs, sewers and other facilities to be dedicated to and officially adopted by the Township for which plans and specifications must comply with the standards of 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."[2]
PUBLIC NOTICE
Notice published once each week for two successive weeks in a newspaper of general circulation in the municipality. 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 then 30 days and the second publication shall not be less than seven days from the date of the hearing.
PUBLIC STREET
A right-of-way dedicated for and open to public use which may or may not have been accepted for maintenance by the Township.
RECORDING
The act of registering with the County Recorder of Deeds a subdivision or land development plan which has received final approval by the Township.
REVERSE-FRONTAGE LOT
A lot whose frontage is at right angles or nearly so to the other lots in the vicinity, typified by corner lots or lots fronting on the end rather than the side of a rectangular or curvilinear block.
RIGHT-OF-WAY
A strip of land which has been dedicated for public use and provides access to private property abutting it, connecting with other rights-of-way to form a vehicular and pedestrian circulation pattern; or an easement across private property for the passage of public utilities, the disposal of stormwater, or access to private property as a private lane.
SEMIPUBLIC
A community facility or use generally open to the public, often with constraints, but not publicly owned or controlled.
SETBACK LINES
Imaginary lines describing the boundary of the area on a property within which construction can occur, the lines being parallel with the front, side and rear property boundaries and set back from them a distance prescribed by Chapter 300, Zoning.
SIGHT DISTANCE
The distance that an automobile driver can see ahead and/or to either side unobstructed by changes in alignment or roadside structures or topography, as required by the latest edition of the American Association of State Highway and Transportation Officials (AASHTO) Manual.
SIMPLE SUBDIVISION
The division or redivision of a single lot, tract or parcel of land into no more than three contiguous lots, tracts or parcels all of which abut a public street in existence prior to the presentation of the subdivision, each lot with the required frontage thereon; and further, no extension of public sewer or water lines is required to serve any or all of the proposed lots, tracts or parcels.
SOIL PERCOLATION TEST
A procedure for measuring the ability of soil to absorb moisture as an indication of problems that will occur in connection with on-lot sewage disposal, conducted by the Township Sewage Enforcement Officer.
STREET
A way designed for circulation of vehicular traffic, whether designated as a street, highway, throughway, thoroughfare, parkway, boulevard, road, avenue, lane, place or the like.
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 devises, transfer of ownership or building or lot development; provided, however, that the subdivision by lease of land for agricultural purposes into parcels or more than 10 acres, not involving any new street or easement of access or any residential dwelling, shall be exempted.
SURVEYOR
A registered professional land surveyor licensed as such by the Commonwealth of Pennsylvania.
THROUGH TRAFFIC
Traffic that is passing through an area because there is no more feasible way for it to move between its origin and destination.
TOPOGRAPHIC MAP
A map delineating by contours the surface elevations of a land area.
TOWNSHIP
Township of Butler, Butler County, Pennsylvania.
WATERCOURSE
A natural or man-made drainageway, which has a definite channel and flows in a definite direction, whether continuously or intermittently, including streams, rivers, creeks, channels, conduits, canals, drains, gullies, ravines and the like and which is certified by a registered surveyor or engineer as being a natural watercourse.
ZONING ORDINANCE
Document adopted by the Township establishing zone districts throughout the municipality, specifying uses permitted as well as other regulations in each district, and the means to administer and enforce these regulations.
[1]
Editor's Note: See 53 P.S. § 10101 et seq.
[2]
Editor's Note: Act No. 84 was repealed 10-15-1998 by P.L. 729, No. 93; see now 65 Pa.C.S.A. § 701 et seq.