[Ord. 1166, 8/27/1973, § 1163.01; as amended by
Ord. 1726, 10/14/1991, § 22-201; and by Ord. 2288, 4/12/2010]
1.
Unless otherwise expressly stated, the following terms shall, for
the purpose of these regulations, have the meaning indicated and:
A.
Words in the singular include the plural and those in the plural
include the singular.
B.
Words used in the present tense include the future tense.
C.
The words "person" or "subdivider" and "owner" include a corporation,
unincorporated association and a partnership, or other legal entity,
as well as an individual.
D.
The word "building" shall be construed as if followed by the phrase
"or part thereof."
E.
The word "watercourse" includes channel, creek, ditch, dry run, spring
and stream.
F.
The words "should" and "may" are permissive; the words "shall" and
"will" are mandatory and directive.
G.
Words not defined herein shall have the contextual meaning stated
in Webster's New International Dictionary, unabridged version,
current edition.
H.
APPLICATION FOR DEVELOPMENT
BOARD OF TOWNSHIP COMMISSIONERS
BUILDING
CLEAR SIGHT TRIANGLE
COMMON OPEN SPACE
COMPLETION BOND
COUNTY
COUNTY PLANNING AGENCY
CROSSWALK
CUL-DE-SAC
CUT
DEVELOPER
DEVELOPMENT PLAN
DRIVEWAY
EASEMENT
ENGINEER
EROSION
EXCAVATION
FILL
FLOODPLAIN
GRUBBING
IMPROVEMENTS TO LAND
LAND DEVELOPMENT
(a)
1)
2)
(b)
(c)
1)
2)
3)
LANDOWNER
LOT
MARKER
MOBILE HOME
MOBILE HOME LOT
MOBILE HOME PARK
MODIFICATION
MONUMENT
MUNICIPAL AUTHORITY
OFFICIAL MAP
OPEN SPACES
PLAN, MAJOR STREET
PLAN, OFFICIAL
PLAN, PRELIMINARY
PLANNING COMMISSION OR TOWNSHIP PLANNING COMMISSION
PLAT, FINAL
PLAT OF RECORD
PRIVATE STREET
PROFESSIONAL CONSULTANTS
PUBLIC GROUNDS
PUBLIC HEARING
PUBLIC MEETING
PUBLIC NOTICE
RESERVE STRIP
RESUBDIVISION
RUN-OFF
SANITARY SEWAGE DISPOSAL, COMMUNITY
SANITARY SEWAGE DISPOSAL, ON-SITE
SANITARY SEWAGE DISPOSAL, PUBLIC
SEDIMENTATION
SLOPE
SOIL STABILIZATION
STREET
STRUCTURE
SUBDIVIDER
SUBDIVISION
SUBDIVISION AND LAND DEVELOPMENT ORDINANCE OR THIS CHAPTER
SUBSTANTIALLY COMPLETED
SURVEYOR
SWALE
TOWNSHIP
TOWNSHIP STREET
WATERCOURSE
WATER SURVEY
WOODLANDS
Other terms or words
used herein shall be interpreted or defined as follows:
Every application, whether preliminary, tentative or 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 the approval of a subdivision plat or plan or for the
approval of a development plan.
The entire membership of the Board of Commissioners of the
Township.
A structure under roof, used for the shelter or enclosure
of persons, animals, or property. The word "building" shall include
any part thereof and refers to the main building.
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(1)
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BUILDING, ACCESSORY — A subordinate building located on
the same lot as a main building and clearly incidental and subordinate
to the main building. Any portion of a main building devoted to an
accessory use is not an accessory building.
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(2)
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BUILDING, PRINCIPAL — A building in which is conducted,
or is intended to be conducted, the primary use of the lot on which
it is located.
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An area of unobstructed vision at intersections defined by
lines of sight between points at a distance of 75 feet from the intersection
of street center lines.
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.
A bond in cash or with an approved surety company guaranteeing
the satisfactory completion of the improvements to land in accordance
with this chapter.
Allegheny County, Commonwealth of Pennsylvania.
The planning agency created by the County of Allegheny, Pennsylvania,
pursuant to § 201 of the Pennsylvania Municipalities Planning
Code, 53 P.S. § 10201.
A publicly or privately owned right-of-way for pedestrian
use extending from a street into a block or across a block to another
street.
A dead-end street with a vehicular turn-around at the dead-end.
An excavation; the difference in vertical elevation between
a point on the surface of original ground and a point on the final
grade; the material removed in excavation.
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.
The provisions for development including a plat of subdivision,
all covenants relating to use, location and bulk of buildings and
other structures, intensity of use or density of development, streets,
ways and parking facilities, common open space and public facilities.
The phrase "provisions of development plan" when used in this chapter
shall mean the written and graphic materials referred to in this definition.
[Amended by Ord. No. 2372, 8/1/2016]
An improved surface for vehicular circulation or access on
a lot or parcel of land.
A right-of-way granted, but not dedicated, for limited use
of private land for a public or quasi-public purpose, and within which
the owner of the property shall not erect any permanent structures,
but shall have the right to make any other use of the land which is
not inconsistent with the rights of the grantee.
A licensed professional engineer registered as such in the
commonwealth.
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, and includes the conditions resulting therefrom.
Any act by which earth, sand, gravel, rock or any other material
is placed, pushed, dumped, pulled, transported or moved to a new location
above the natural surface of the ground or on top of the stripped
surface, and includes the conditions resulting therefrom; the difference
in elevation between a point on the original ground and a designated
point of higher elevation on the final grade; the material used to
make a fill.
A relatively flat or low land area which is subject to partial
or complete inundation from any adjoining or nearby stream, river
or watercourse and/or any area subject to the unusual rapid accumulation
of surface water from any source.
The clearing of underbrush from a treed site.
[Added by Ord. No. 2430, 6/17/2019]
A construction or installation of any of the following: streets,
gutters, culverts, sidewalks, storm sewers, water drainage facilities,
utilities (gas, electric, telephone services), water system, fire
hydrants, sanitary sewer, septic tanks, street signs, street lights
and includes cuts and/or fills and clearing.
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.
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.
"Land development" does not include development which involves:
The conversion of an existing single family detached dwelling
or single family semi-detached dwelling into not more than three residential
units, unless such units are intended to be a condominium.
The addition of an accessory building, including farm building,
on a lot or lots subordinate to an existing principal building.
The addition or conversion of buildings or rides within the
confines of an enterprise which would be considered an amusement park.
For the 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 by the proper authorities.
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 having a
remaining term of not less than 40 years, or other person having a
proprietary interest in land shall be deemed to be a landowner for
the purpose of these regulations.
A designated parcel, tract or area of land established by
a plat or otherwise as permitted by law and to be used, developed
or built upon as a unit.
A metal pipe or pin of at least 1/2-inch diameter (preferred
3/4-inch or 7/8-inch) and at least 24 inches in length (preferred
30 inches to 36 inches).
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 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.
A parcel or contiguous parcels 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.
Permissive waivers from the terms of this chapter as will not be contrary to the public interest, where owing to special conditions a literal enforcement of the provisions of this chapter will result in unnecessary hardship, so that the spirit of this chapter shall be observed and substantial justice done. Such modifications may only be granted by the Board of Commissioners as outlined in § 22-308, Subsection 2.
A stone or concrete monument with a flat top at least four
inches in diameter or square, containing a copper or brass dowel (plug),
and at least 24 inches in length (preferred 30 inches to 36 inches).
The bottom, sides or radius should be at least two inches greater
than the top, to minimize movement caused by frost.
A body politic and corporate created under the Municipality
Authorities Act, 53 Pa.C.S.A. § 5601 et seq., under the
former Act of June, 1935, P.L. 463, No. 191, known as the "Municipality
Authorities Act of 1935," or under the Act of May 2, 1945, P.L. 382,
No. 164, known as the "Municipality Authorities Act of 1945."
A map of Ross Township showing the exact location of the
lines of existing and proposed public streets, watercourses and public
grounds, including widenings, narrowings, extensions, diminutions,
openings or closings of same, as adopted by the Township Commissioners.
Common greens, parks, other recreation space or generally
open areas available to the public through either public dedication
or deed covenant.
That element of the Comprehensive Plan as adopted, which
shall show the right-of-way for the use of utilities, the general
location, alignment and dimensions and the identification and classification
of existing and proposed streets, highways and other thoroughfares.
The Comprehensive Development Plan (Master Plan) and/or Future
Land Use Plan and/or Ultimate Right of Way Plan and/or Official Map
or other such plans, or portions thereof, as may be adopted, pursuant
to statute, for the area of the Township in which the subdivision
or land development will be located.
A tentative map or plan of a subdivision or land development,
including all required supplementary data, in lesser detail than a
final plat, showing approximate proposed street and lot layout as
a basis for consideration prior to preparation of a final plat; such
plat shall be prepared by an engineer or surveyor registered in the
Commonwealth of Pennsylvania.[1]
The Planning Commission of Ross Township.
A complete and exact map or plan of a subdivision or land
development, including all required supplementary data, prepared for
official recording as required by statute, to define property rights
and proposed streets and other improvements.
The copy of the final plat which contains the required original
endorsements and which is intended to be recorded with the County
Recorder of Deeds.
A right-of-way not adopted as a public street by Ross Township,
or not having otherwise been adopted as a county, state or Township
street.
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.
Includes:
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.
A forum held pursuant to notice under the Sunshine Act, Act
of October 15, 1998, P.L. § 729, No. 93, § 1,
65 Pa.C.S.A. § 701 et seq.
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.
A parcel of ground in separate (sometimes public) ownership
separating a street from other adjacent properties, or from another
street.
Any replatting or resubdivision of land, limited to changes
in lot lines on approved final plats or recorded plats as specified
in these regulations. Other replattings shall be considered as constituting
a new subdivision of land. (See also "subdivision.")
The surface water discharge or rate of discharge of a given
area or watershed, after a fall of rain or snow, that does not enter
the soil but runs off the surface of the land.
A sanitary sewage collection system managed and operated
by a public authority, in which sewage is carried from individual
lots by a system of pipes, to a temporary central treatment and disposal
plant, generally serving a neighborhood area.
Any structure designed to biochemically treat sanitary sewage
within the boundaries of an individual lot or tract of lots.
A sanitary sewage collection system managed and operated
by a public authority, in which sewage is carried from individual
lots by a system of pipes to a central treatment and disposal plant.
(ALCOSAN).
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 considered sediment.
The face of an embankment or cut section; any ground whose
surface makes an angle with the plane of the horizon. Slope is expressed
in a percentage based upon vertical difference in feet/100 feet of
horizontal distance.
Chemical or structural treatment of a mass of soil to increase
or maintain its stability or otherwise to improve its engineering
properties.
Includes street, avenue, boulevard, road, highway, freeway,
parkway, lane, alley, viaduct or any other ways used or intended to
be used by vehicular traffic or pedestrians whether public or private.
Any man-made object having an ascertainable stationary location
on or in land or water, whether or not affixed to the land.
See "developer."
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.
Ord. 1166, passed August 27, 1973, as amended, which is codified
as this chapter.
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.
A licensed land surveyor registered by the Commonwealth of
Pennsylvania.
A low lying stretch of land which gathers, or carries, surface
water run off.
Ross Township.
A street adopted as a public street by the Township, or which
has become a Township street legally by acts of dominion by the Township
over an extended period of time.
A permanent stream; intermittent stream; river; brook; creek;
swale; or a channel or ditch for water, whether natural or man-made.
An inventory of the source, quantity, yield and use of groundwater
and surface-water resources within the Township.
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.
[Added by Ord. No. 2430, 6/17/2019]
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(1)
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GROVE STANDS — 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.
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(2)
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MATURE WOODLAND — 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.
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[1]
Editor's Note: The definition of "planned residential development,"
which immediately followed this definition, was repealed 8/1/2016
by Ord. No. 2372.
