This chapter shall be known and may be cited as the "Township
of Robinson Subdivision and Land Development Ordinance."
This chapter is adopted in accordance with the authority granted
to municipalities to regulate subdivision and land development by
the Pennsylvania Municipalities Planning Code, Act 247 of 1968, as
amended (53 P.S. § 10101 et seq.).
The purposes of these subdivision regulations are to regulate
certain land subdivision, consolidation and development activities
in the Township by providing for a uniform method for the submission
of preliminary and final plats to ensure the proper layout or arrangement
of land; the proper design of streets to accommodate projected traffic
and facilitate fire protection; and the provision of adequate easements
or rights-of-way, gutters, storm and sanitary drainage facilities,
walkways, stormwater management and other required public facilities.
These subdivision regulations are made in accordance with the
community development objectives set forth in the Township Zoning
Ordinance and the Township Comprehensive Plan, as may be updated from
time to time, and are intended to achieve the following goals:
A.Â
To promote, protect and facilitate one or more of the following:
the public health, safety and general welfare; coordinated and practical
community development; proper density of population; civil defense;
disaster evacuation; the provision of adequate light and air, police
protection, vehicle parking and loading space, transportation, water,
sewage, schools, public grounds and other public requirements.
B.Â
To prevent one or more of the following: overcrowding of land; blight;
danger and congestion in travel and transportation; and loss of health,
life or property from fire, panic or other dangers.
A.Â
Interpretation. The word "person" includes a corporation, association,
partnership or individual. The words "shall" and "will" are mandatory;
the word "may" is permissive. The word "building" includes a structure
or any part thereof. Words used in the present tense include the future
tense.
B.Â
ACCESSORY BUILDING
ACCESSORY USE
APPLICANT
APPLICATION FOR DEVELOPMENT
ARTERIAL STREET
BOARD OF COMMISSIONERS
BUILDING LINE
CARTWAY
CLEAR SIGHT TRIANGLE
COLLECTOR STREET
COMMON AMENITIES
COMPLETION BOND
CONDOMINIUM
CONSOLIDATION
COUNTY
COUNTY PLANNING COMMISSION
CUL-DE-SAC
DEVELOPER
DOUBLE-FRONTAGE LOT
DRIVEWAY, PRIVATE
DWELLING
DWELLING, MULTIPLE-FAMILY
DWELLING, SINGLE-FAMILY
DWELLING, TWO-FAMILY
DWELLING UNIT
EASEMENT
ENGINEER
FAMILY
FEE
FINAL APPLICATION
FINAL PLAT
FRONTAGE
FRONT BUILDING LINE
INSPECTOR
LAND DEVELOPMENT
(1)Â
(a)Â
(b)Â
(2)Â
(3)Â
LAND DEVELOPMENT PLAN
LAND DEVELOPMENT, SINGLE LOT
LANDOWNER
LOT
MAINTENANCE BOND
MEDIATION
MULTIFAMILY DEVELOPMENT
OFFICIAL DATE OF FILING
ORDINANCE
PARCEL
PLANNING COMMISSION
PLAT
PRELIMINARY APPLICATION
PRELIMINARY PLAT
PRINCIPAL BUILDING
PRINCIPAL USE
PRIVATE IMPROVEMENTS
PUBLIC HEARING
PUBLIC IMPROVEMENT CODE
PUBLIC IMPROVEMENTS
PUBLIC MEETING
PUBLIC NOTICE
SIMPLE SUBDIVISION
STREET
STREET, ARTERIAL
STREET, COLLECTOR
STREET, LOCAL
STREET, PRIVATE
STREET, PUBLIC
STREET, SERVICE
STRUCTURE
SUBDIVISION
SUBDIVISION, SIMPLE
SURVEYOR
TOWNSHIP
TOWNSHIP ENGINEER
WATERCOURSE
ZONING OFFICER
ZONING ORDINANCE
Definitions. As used in this chapter, the following terms shall have
the meanings indicated:
A building which is on the same lot with, but detached from,
the principal building and which is subordinate to the principal building,
including, but not limited to, private garages, storage sheds and
the like.
A use customarily incidental and subordinate to the principal
use and located on the same lot as the principal use.
A landowner or developer who has filed an application for
a subdivision or development, including his or her heirs, successors
and assigns.
Any application, whether preliminary or final, required to
be filed and approved prior to the start of construction or development,
including, but not limited to, an application for the approval of
a subdivision plat or plan or for the approval of a development plan.
See "street, arterial."
The Board of Commissioners of the Township of Robinson, Allegheny
County, Pennsylvania.
See "front building line."
That portion of the street right-of-way which is surfaced
for vehicular use, excluding shoulders and berms.
An area of unobstructed vision at an intersection of two
streets or the intersection of a driveway with a street, measured
at the height of a driver's eye which is assumed to be 3.75 feet
above the road surface, between points at a given distance from the
intersection of the center line of two streets or of a street and
driveway specified in Appendix I of this chapter,[1] intended to allow the operators of vehicles approaching
simultaneously to see each other in time to prevent a collision.
See "street, collector."
Those private improvements in a subdivision or land development
plan which are required by this chapter or are voluntarily proposed
by the developer and which are intended for the use and enjoyment
of the residents or tenants of the subdivision or land development.
Surety, in a form acceptable to the Township, in the form
of cash, a certified check, a letter of credit, a corporate performance
bond or a labor and material payment bond from an approved Pennsylvania
surety company, which guarantees the satisfactory completion of improvements
required by this chapter.
A multiple dwelling where each dwelling unit in the structure
is individually owned and the owner of each unit has an undivided
interest in the common areas and facilities of the structures and
surrounding grounds.
The combination of two or more lots, tracts or parcels of
land for the purpose of sale or lease of a building or lot.
Allegheny County, Pennsylvania.
Allegheny County Planning Commission.
A street having one end open to traffic and being permanently
terminated by a vehicle turnaround, including a court or dead-end
street.
Any landowner, agent of such landowner or tenant with the
permission of such landowner who proposes, makes or causes to be made
a subdivision of land or a land development.
A lot having two or more of its nonadjoining property lines
abutting on a street or streets, usually having front and rear street
frontage.
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.
Any building or portion thereof which is built, altered or
used for residential purpose, including single-family, two-family
and multiple-family dwellings, but not including hotels, motels or
other lodging houses, nursing homes, hospitals or residential clubs.
A residential building or portion thereof containing three
or more independent dwellings units, including high-rise multiple-family
dwellings, low-rise multiple-family dwellings and garden apartments.
A detached residential building, other than a mobile home,
designed for or occupied exclusively by one family, and which is the
only principal structure on the lot.
A detached residential building containing separate, independent
dwelling units for two families, with the units attached either side
by side or one over the other, and which is the only principal structure
on the lot.
One or more rooms in a dwelling designed and used as a single
housekeeping unit for one family, having its own bathroom and cooking
facilities.
A grant of one or more of the property rights by the property
owner to and for the use by the public, a corporation or any person
or entity.
A professional engineer licensed as such in the commonwealth.
The use of the word "engineer" shall not exclude the practice of topographic
surveying as provided for in state law.
One or more persons related by blood, marriage or adoption
and, in addition, any domestic servant or gratuitous guests thereof;
or a group of not more than three persons, who need not be related
by blood, marriage or adoption, who are living together in a dwelling
unit and maintaining a common household.
The required charge established by this chapter to defray
the cost of processing an application, reviewing an application or
inspecting improvements during installation which shall be payable
to the Township in accordance with the requirements of this chapter.
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.
The map or plan of a proposed subdivision or land development
containing all the information required by this chapter and the Allegheny
County subdivision regulations for final plat approval and in a form
acceptable for recording in the Office of the Allegheny County Recorder
of Deeds.
The length of a property line bordering a public street right-of-way
which is open to vehicular traffic.
A line parallel to the street right-of-way line at a distance
therefrom which is equal to the depth of the front yard required by
the Township Zoning Ordinance for the zoning district in which the
lot is located.
The Township Engineer or his or any other authorized representative
assigned by the Board of Commissioners, including, but not limited
to the Township Building Inspector, to make any or all necessary inspections
of the work performed and materials furnished by the subdivider or
developer or his contractors selected to install the improvements
required by this chapter.
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.
Developments authorized to be excluded from the regulation of land development by § 250-8 of this chapter.
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 structures; the intensity of use or 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.
A land development, as defined herein, which involves a single
nonresidential building or structure on a lot or lots which are part
of a plan of subdivision which has been duly recorded in the office
of the Allegheny County Recorder of Deeds.
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 or
she is authorized under the lease to exercise the rights of the landowner;
or other persons having a proprietary interest in the land.
A tract of land in a plan of subdivision or any other parcel
of land described in a deed or legal instrument pursuant to the laws
of the Commonwealth of Pennsylvania intended to be used as a unit
for development or transfer of ownership.
Surety, in a form acceptable to the Township, in the form
of cash, a certified check, a letter of credit or corporate bond from
an approved surety company, which guarantees the repair or maintenance
of the improvements required by this chapter for a specified period
after their completion and acceptance by the Township.
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.
Any land development which proposes one or more multiple-family
dwellings.
The official date of filing for an application submitted
for approval under this chapter shall be determined as the date of
the regular Planning Commission meeting at which the application is
accepted by the Commission as complete in content and properly filed
in accordance with the requirements of this chapter.
All references to "ordinance" or "this ordinance" refer to
the Township of Robinson subdivision and land development regulations.
A tract of land separately owned and described in a deed
recorded in the office of the Allegheny County Recorder of Deeds.
Township of Robinson Planning Commission.
A map or plan, either preliminary or final, indicating the
subdivision, consolidation or redivision of land or a land development.
The written and graphic materials, including the application
form and preliminary plat, specified by this chapter to be submitted
to the Township in order to obtain preliminary approval of a proposed
subdivision or land development.
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.
The building or buildings on a lot in which the principal
use or uses are conducted.
The primary or predominant use of any lot or structure.
All roads, streets, walkways, gutters, stormwater management
facilities, curbs, sewers and other facilities to be owned, maintained
or operated by a private entity such as an individual, corporation
or homeowners' association.
A formal meeting held pursuant to public notice by the governing
body or planning agency, intended to inform and obtain public comment
prior to taking action in accordance with this chapter.
A document entitled "Township of Robinson Public Improvement
Code," prepared by the Township Engineer, adopted and amended from
time to time by ordinance of the Board of Commissioners upon recommendation
of the Township Engineer, copies of which are on file in the offices
of the Township Secretary and Township Zoning Officer.
All roads, streets, walkways, gutters, storm-management facilities,
curbs, sewers and other facilities to be dedicated to or maintained
by the Township, for which plans and specifications must comply with
the Public Improvements Code of the Township.
A forum held pursuant to notice under the Act of July 3,
1968 (P.L. 388, No. 84), known as the "Sunshine Act."[2]
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 be not more than 30 days and the second publication shall be
not less than seven days from the date of the hearing.
A subdivision containing no more than three lots, each of
which are not of sufficient size to be further subdivided in accordance
with the requirements of the zoning district in which they are located
and which are proposed for single-family dwellings, all of which have
frontage on an improved public street, and not involving any new street
or road or the extension or creation of any municipal facilities or
public improvements and which does not adversely affect the future
development of the remainder of the parcel or any adjoining property.
A way designed for circulation of vehicular traffic, including
the entire right-of-way and cartway, whether designed as a street,
highway, throughway, thoroughfare, parkway, boulevard, road, avenue,
lane, place or the like.
A public street which serves large volumes of local and through
traffic and which collects and distributes traffic from collector
streets through the region.
A public street which, in addition to providing access to
abutting lots, intercepts local streets and provides a route for carrying
considerable volumes of local traffic to community facilities and
arterial streets.
A public street designed to provide access to abutting lots
and to discourage through traffic.
A street, including the entire private right-of-way, which
is privately owned and maintained through private agreement and which
is intended for private use. A private street provides access to several
lots or parcels which do not have access to a public street and which
require access to a public street through the private street. (See
also "driveway, private.")
A street, including the entire public right-of-way, which
has been dedicated to and accepted by the Township or which has been
devoted to public use by legal mapping, use or other means.
A short street or alley, whether public or private, designed
only to provide secondary access to a structure or group of structures
or to parking and loading facilities accessory to the structures,
and which is not intended for general traffic circulation.
Any assembled, erected or constructed object having an ascertainable
stationary location on or in land or water, whether or not affixed
to the land.
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.[3]
See "simple subdivision."
A registered professional land surveyor licensed as such
by the Commonwealth of Pennsylvania.
Township of Robinson, Allegheny County, Pennsylvania.
A professional engineer licensed as such in the Commonwealth
of Pennsylvania, duly appointed by the Board of Commissioners to serve
as the Engineer for the Township.
A channel, creek, drain, river or stream.
The designated official or his authorized representative
appointed by the Board of Commissioners whose duty it is to administer
and enforce the Township Zoning Ordinance.[4]
The Township of Robinson Zoning Ordinance enacted in July
1971, as amended.[5]
