A.Â
Intended use of words and phrases. For the purposes of this chapter, the present tense includes the future tense, the singular number includes the plural, and the plural number includes the singular. Words in the masculine gender shall also include the feminine gender. The word "shall" is mandatory; the word "may" is permissive; the words "used" or "occupied" include the words "intended, designed," or "arranged to be used" or "occupied," and certain terms or words shall have the meanings set forth in § 104-12 below.
B.Â
Application of alternate or conflicting definitions. In the event a particular term or word defined in § 104-12 hereafter is also defined in a specific zoning district or overlay zone, the definition set forth for such word or term in the separate zoning district or overlay zone shall be controlling. In the event a term or word used in this chapter is not defined in § 104-12 herein or otherwise, then any definition for such term or word set forth in the Unity Township Zoning Ordinance shall be applied and controlling. In the event a term or word used in this chapter is not defined in § 104-12 herein or otherwise in this chapter, or in Chapter 118, Zoning, then the common usage or meaning of such term or word shall be applied and controlling.
As used in this chapter, the following terms shall have the
following meanings:
Having a common border with, or being separated from such
common border by an alley or easement.
A means of vehicular approach or entry to or exit from a
lot, a site or a parcel.
Any vehicular entrance or exit to a street. The distance
between access points shall be measured from the termination of one
curb cut to the establishment of an adjacent curb cut.
Recreation that requires construction of fields, courts,
and other facilities or any type of recreation that substantially
impacts the initial, natural state of a site or one which adversely
impacts environmentally sensitive areas.
An informal, nonbinding meeting between a developer and the
Planning Commission and/or other Township representatives for the
purpose of discussing and exchanging information regarding a proposed
development plan.
An alley or right-of-way, designated as a private or public
street, and primarily designed to serve as secondary access to the
side or rear of lots whose principal frontage is on some other street.
An owner or developer who has filed an application for development,
including their heirs, successors and assigns, as the case may be.
The application for development.
Every 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 or land development or for the approval of a preliminary
plan or final plan.
The application for final approval of a development to be
submitted by a developer to the Township.
The application for preliminary approval to be submitted
by a developer to the Township.
A surface longitudinally centered on the extended runway
center line, extending outward and upward from the end of the primary
surface and at the same slope as the approach zone height limitation
as set forth in the Airport Zoning Overlay District contained in this
chapter.
Zones shown in the Airport Zoning Overlay District contained
in this chapter.
A public road intended to provide for high-speed travel between
or within communities or to and from collector roads. Access to and
upon an arterial road shall be controlled so that only regionally
significant land uses may take direct access to these streets.
A body politic and corporate created pursuant to the act
of May 2, 1945 (P.L. 382, No. 164) known as the "Pennsylvania Municipalities
Authorities Act of 1945, as amended.
A tract of land or parcel entirely surrounded by public highways,
streets, streams, railroad rights-of-way, cemeteries, public parks,
shore lines of waterways or corporate boundary lines of the Township
of unity or a combination thereof.
The Board of Supervisors of the Township of Unity, Westmoreland
County, Pennsylvania.
A structure or appendage to a structure intended for the
shelter, housing or enclosure of any individual, animal, process,
equipment, goods or materials of any kind or nature, which is permanently
affixed to the land; has one or more floors or stories; and is bounded
by either lot lines or yards. A building shall not include travel
or recreational trailers, or such structures as billboards, fences,
or accessory structures with interior surfaces not normally accessible
to human use, such as gas tanks, grain elevators, coal bunkers or
similar structures. A building may accommodate more than one family
and have more than one dwelling unit and may be used for residential,
commercial, public, or industrial purposes.
A measurement of the size of a tree equal to the diameter
of its trunk measured 4.5 feet above natural grade.
A completed water supply and/or sewerage system put in place
for future use, contingent upon expansion, rather than to meet immediate
development needs.
That portion of a street or alley intended for vehicular
use. It includes the actual road surface area from curb to curb, which
may include travel lanes, parking lanes, and deceleration and acceleration
lanes. Where there are no curbs, the cartway is that portion between
the edges of the paved or hard surface width.
Any use that substantially differs from the previous use
of a building or land.
The bed and banks of a natural stream which convey the constant
or intermittent flow of the stream.
A triangular-shaped land area of unobstructed vision established
at street intersections in which nothing is erected, placed, planted,
or allowed to grow in such a manner as to limit or obstruct the sight
distance of motorists entering or leaving the intersection. This area
is regulated as lines of sight between points on the street center
lines of intersecting streets at a given distance from the intersection
as defined by PA Motor Vehicle Code 75 Pa.C.S.A. § 102.
The Code of the Township of Unity as amended.
Roads connecting residential streets to the arterial streets
or providing access to nonresidential uses and streets. Collector
streets form barriers between neighborhoods and are designed for higher
speeds and traffic volumes than are residential streets.
An unimproved parcel or area of land integral to a Planned
Residential Development and subject to provisions which ensure the
continued availability and maintenance of such open space for the
use and benefit of the residents of the planned development.
A space which will remain totally dry during flooding and
designed and constructed to prevent the passage of water and water
vapor through a structure or area thereof.
The overall policy guide for the physical development of
the Township consisting of maps, charts, and textual matter in accordance
with the MPC.
The construction, reconstruction, renovation, repair, extension,
expansion, alteration or relocation of a structure, including the
placement of manufactured homes.
The County of Westmoreland, Pennsylvania.
A right-of-way, municipally authorized, which cuts across
a block to furnish access for pedestrians to adjacent streets or properties.
A vertical or sloping edge of a road, such as a Belgian Block
curb, barrier curb, mountable curb or bituminous wedge curb.
Diameter at base height. The diameter of a tree's trunk at
its approximate breast height.
The final adjudication of the Zoning Hearing Board or Board of Supervisors entered by reason of jurisdiction conferred under this chapter or Chapter 118, Zoning, of the Township of Unity, or of appeals from determinations of the Zoning or Code Enforcement Officer.
The offering or dedication of property interests from a private
person or entity to public ownership for a public purpose. The offering
or dedication may be of fee-simple interest or of a less than fee
interest, including an easement.
The Pennsylvania Department of Environmental Protection.
Drawings that show a level of detail such that they may be
reviewed for compliance with all codes and standards adopted and used
by the Township or any of its representatives.
A basin designed to retard stormwater runoff by temporarily
storing the runoff and releasing it at a predetermined rate. A detention
basin can be designed to drain completely after a storm event.
The final action by the Zoning Officer of Unity Township
appealable to the Zoning Hearing Board or Board of Supervisors.
Open space, some of which is developed for active recreational
uses or requiring regular maintenance of landscaping and lawns.
Any owner, agent of such owner or tenant with permission
of such owner, who makes or causes to be made an application for development.
The agreement between the Township and the developer required
for final approval of an application for development. The agreement
shall provide all conditions for development and establish the responsibilities
of the parties to the agreement including, but not limited to, the
type of performance guarantees required, sequencing, scheduling, methods
of construction, and the method of dedication and acceptance of public
improvements required prior to release of the performance guarantee.
The division of a parcel of land into two or more parcels;
the construction, reconstruction, conversion, structural alteration,
relocation, or enlargement of any buildings; any use or change in
use of any buildings or land; and extension of any use of land or
any clearing, grading, or other movement of land, for which permission
may be required pursuant to this chapter.
The provisions for development, including Planned Residential
Developments, 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 areas, open
space and public facilities.
The removal of surface water or groundwater from land by
drains, grading, or other means.
The system through which water flows from the land, including
all watercourses, water bodies and wetlands.
An area capable of providing, or intending to provide, vehicular
access from a street to a building on a lot.
See "capped system."
Authorization by a lot owner of the use by another and for
a specified purpose of any designated part of his lot.
The detachment and movement of soil or rock fragments, or
the wearing away of the land surface by water, wind, ice, or gravity.
A deed, a bond, money, or a piece of property delivered to
a third person to be held by the third person and released to the
grantor only upon the fulfillment of a condition.
Any public utility corporation or municipal authority, including
those providing natural gas, electricity, water sewage, telephone
or cable to the citizens of Unity Township.
A space which will remain dry during flooding, except for
the passage of some water vapor or seepage; and which space is substantially
impermeable to the passage of water.
The areas identified as Zone A in the Flood Insurance Study
for which no one-hundred-year flood elevations have been provided.
When available, information from federal, state and other acceptable
sources shall be used to determine the one-hundred-year elevation,
as well as a floodway area, if possible. When no other information
is available, the one-hundred-year elevation shall be determined by
using a point on the boundary of the identified floodplain area which
is nearest the construction site in question.
The areas identified as Zone AE in the Flood Insurance Study,
where one-hundred-year flood elevations have been provided, but no
floodway has been delineated.
The government of the United States of America.
The current Township of Unity Fee Resolution as adopted and
amended.
The Federal Emergency Management Agency.
A fabricated structure used to create a barrier, define a
boundary or enclose an area of land, a lot or site.
The depositing of land, whether submerged or not, and, gravel,
earth, or other materials of any composition whatsoever, as approved
by Township Engineer.
The ultimate approval of a development granted by the Board
of Supervisors following preliminary approval and receipt of a final
development plan, in recordable form, all granted in accordance with
this chapter.
The final map of a subdivision which is submitted for approval
by the Board of Supervisors and which, if approved, will be filed
with the County Recorder of Deeds, or the final land development map
officially recognized as the approved plan by the Board of Supervisors.
See "final plan."
An irrevocable letter of credit, bond, cash deposit or escrow
account, or other similar credit facility established to guarantee
the completion and maintenance of required improvements. Performance
guarantees and maintenance guarantees are types of financial security.
A temporary inundation of water into normally dry land areas.
A study prepared by the Federal Emergency Management Agency
for the Federal Insurance Administration, which includes a Flood Insurance
Rate Map.
That area of the one-hundred-year floodplain not included
in the Floodway District. The basis for the outermost boundary of
this district shall be the one-hundred-year flood elevations contained
in the flood profiles of the Flood Insurance Study.
A relatively flat or low land area which is subject to inundation
from the rapid accumulation of surface waters, including Floodway
Districts, Flood-Fringe Districts and General Floodplain Districts.
A relatively flat or low land area which is subject to partial
or complete inundation from an adjoining or nearby stream, river or
watercourse; and/or any area subject to the unusual and rapid accumulation
of surface waters from any source.
A floodplain area for which no detailed flood profiles or
elevations are provided, but where a one-hundred-year floodplain boundary
has been approximated. Such areas are shown on the Flood Boundary
and Floodway Maps of the Flood Insurance Study.
Any combination of structural and nonstructural additions,
changes or adjustments to structures which reduces or eliminates flood
damage to real estate or improved real property, water and sanitary
facilities, structures and their contents.
That portion of a floodplain delineated for regulation by
this chapter which must be reserved to discharge the waters of the
one-hundred-year flood without causing more than a one-foot rise in
flood heights. The areas included in this district are specifically
defined on Tables 1 through 6 of the Flood Insurance Study.
The abutting area of a lot line along and/or onto a street.
The areas identified as "floodway" in the AE Zone in the
Flood Insurance Study prepared by the Federal Emergency Management
Agency. The term shall also include floodway areas which have been
identified in other available studies or sources of information for
those floodplain areas where no floodway has been identified in the
Flood Insurance Study.
The slope of the ground surface, sidewalk, or street specified
in percentage (%) terms.
The act of changing the natural contour of the land in any
way.
A plan required to be submitted by a developer removal, modification
or destruction of existing structures and/or ground cover, submitted
with an application for development in accordance with this chapter
or the grading ordinance.
A planting of low-growing plants or sod that in time forms
a dense mat covering the surface of the land, preventing soil from
being blown or washed away.
A shallow channel usually set along a curb or the pavement
edge of a road for purposes of catching and carrying runoff water.
The planting and maintenance of trees of a deciduous nature,
having a minimum height of six feet and a minimum caliper of 1Â 1/2
inches at planting, and trees of an evergreen nature with a minimum
height of six feet at planting.
The area of a lot or site occupied by buildings, roads, parking
areas, outdoor storage areas and/or other paved surfaces.
Any man-made, immovable item which becomes a part of, is
placed upon, or is affixed to, real estate and which is necessary
to produce usable and desirable lots from raw acreage including, but
not limited to, grading, pavement, curbs, storm and sanitary sewers,
gutters, drains, and betterments to existing watercourses, sidewalks,
street signs, crosswalks, shade trees, ground covers, sodding or seeding,
street name signs and monuments.
Sidewalks not abutting the cartway of a street.
A raised area in a street, usually curbed, placed to guide
traffic and separate lanes, or used for landscaping, signs or lighting.
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, manufactured home parks
or other features; or
A subdivision of land.
A landscape plan prepared by a landscape architect identifying
each tree and shrub by size, type, scientific name, and location,
together with a planting diagram and such other diagrams or reports
necessary to show the method of planting, staking and mulching, grass
seeding specifications and mixtures.
A runway that is constructed for and intended to be used
by propeller-driven aircraft of greater than 12,500 pounds maximum
gross weight and jet-powered aircraft.
Pipes for utilities connecting individual buildings to larger
pipes called mains, trunks or interceptors that usually are located
in street rights-of-way.
Artificial illumination as of walks, parking areas, structures
and outdoor features. Lighting is defined and regulated in terms of
the following characteristics:
CANDLE POWERThe amount of light that will illuminate a surface one foot distant from a light source to an intensity of one footcandle. Maximum (peak) candle power is the largest amount of candle power emitted by any lamp, light source or luminaire.
CUTOFFThe point at which all light rays emitted by a lamp, light source or luminaire are completely eliminated (cutoff) at a specific angle above the ground.
CUTOFF ANGLEThe angle formed by a line drawn from the direction of light rays at the light source and a line perpendicular to the ground from the light source, above which no light is emitted.
CUTOFF-TYPE LUMINAIREA luminaire with elements such as shields, reflectors or fractor panels which direct and cut off the light at a cutoff angle that is less than 90°.
FOOTCANDLEA unit of illumination produced on a surface, all points of which are one foot from a uniform point source of one cancel.
GLAREThe brightness of a light source which causes eye discomfort.
LUMINAIREA complete lighting unit consisting of a light source and all necessary mechanical, electrical and decorative parts.
MAXIMUM PERMITTED ILLUMINATIONThe maximum illumination measured in footcandles at the interior bufferyard line at ground level in accordance with the standards of Chapter 118, Zoning.
A parcel of land.
A line bounding a lot which divides one lot from another
or from a street or any other public or private space.
That boundary of a lot which extends along an existing or
dedicated public street, or where no public street exists, and access
is provided by an easement or right-of-way, that boundary line determined
by the Zoning Officer to be the front lot line.
That boundary of a lot which is most distant from, and is
most nearly parallel to the front lot line.
Any boundary of a lot which is not a front or rear lot line.
The distance between the side lot lines measured at the public
right-of-way line or along the front building line of the lot on culs-de-sac,
as determined by the prescribed front yard requirements.
A lot abutting two or more streets having an angle of intersection
of not more than 135°.
Lots having frontage on two streets, which are approximately
parallel to one another.
A lot, unoccupied or occupied by a main structure, with or
without accessory structures, fronting on a public street or a street
in a subdivision approved by the Township and having thereon such
open areas as are required by this chapter for one of the uses permitted
in the Zoning District in which it is located.
Consists of shrubs and any other plant species that is greater
than two feet in height at planting and less than six feet in height
at maturity.
In any system of continuous piping, the principal artery
of the system to which branches may be connected.
A form of financial security for facilities, improvements
or work to insure the correction of any failures of any improvements
required pursuant to this chapter and any other Unity Township regulation,
or to maintain the same.
A major subdivision as defined in Article III of this chapter.
An inspection chamber whose dimensions allow easy entry,
exit and working room for a person inside.
A metal pipe or pin, installed to delineate a specific location
within a parcel of land or development.
An authorization to modify the terms of a subdivision application
or a land development plan when the literal terms of the subdivision
provisions would result in an undue hardship because of peculiar conditions
pertaining to the land in question.
A concrete post installed to delineate a specific location
within a parcel of land or development.
A low curb with a flat slope designed to be crossed easily
without discomfort.
Any traffic lane where traffic movement is the primary if
not sole function.
The Pennsylvania Municipalities Planning Code, Act of 1968,
P.L. 805, No. 247, as reenacted and amended, as in effect at the time
an application is filed.
The period of time, established by the MPC in which the review
and communication of the decision of the Board of Supervisors shall
be made for any application. The ninety-day review period commences
upon the official filing date with the Township.
A runway having an existing instrument approach procedure
utilizing air navigation facilities with only horizontal guidance
or area-type navigation equipment for which a straight-in non-precision-instrument-approach
procedure has been approved or planned.
Any use other than a residential use.
See "public notice."
The physical possession of, on or within any lot or structure
for a use.
Located outside the site that is the subject of an application
for development.
Located outside that lot which is the subject of an application
for development.
The disposal of sewage by use of a sanitary sewer system
served by a central sewage treatment plant approved by the Pennsylvania
Department of Environmental Protection.
Any area arranged, designed, used or intended for use of
parking and located within the boundaries of a lot or site.
Upon the determination by the zoning office that an application is complete, and conforms to the standards established in Article III of this chapter, the date on which the ninety-day review period commences.
Any form established and distributed by the Township or any
of its authorized representatives, requesting information associated
with an application for development, its approval, and post-approval
requirements.
Located on the lot in question.
The disposal of sewage by use of septic tanks or other safe
and healthful means within the confines of the lot in which the use
is located and approved by the Pennsylvania Department of Environmental
Protection.
Located on that parcel or lot which is the subject of an
application for development.
A flood that, on the average, is likely to occur once every
100 years (i.e., that has a 1% chance of occurring each year, although
the flood may occur in any year).
Land set aside for public use as recreational sites, floodplain
areas, nature trails, historical sites or other areas where building
is hazardous, such as slide areas, undermined areas and other areas
as designated by the federal, state or Township agencies. Open space
also includes common greens, yards, or other open areas intended for
the sole use of the residents and their guests provided in connection
with Planned Residential Developments or with residential buildings
occupied by more than two families per lot, a lot, parcel, or parcels
of land or a body of water, portions thereof or a combination thereof
within a development site for the use and enjoyment of residents of
a development. Open space does not include streets, off-street parking
areas and/or areas set aside for public facilities.
Chapter 104, Subdivision and Land Development, of the Code of the Township of Unity, as adopted and set forth herein and as may be amended hereafter.
The person or persons having the right of legal title to,
beneficial interest in, or a contractual right to purchase a lot or
parcel of land.
Any designated piece or tract of land located in the Township
established by a plat or otherwise as permitted by law.
A portion of a parking area not less than nine feet wide
and 20 feet long, exclusive of driveways designed for the parking
of only one vehicle which is accessible from the street.
A plan assessing the future recreation needs and plans of
the Township.
Any type of recreational activity, including hiking trails,
picnic areas, etc., which does not require the substantial alteration
of the natural state of a site or any environmentally sensitive areas
on the site.
Concrete or bituminous wearing surfaces with appropriate
base consistent with existing Township ordinances and sound engineering
practices. "Paving" shall not include tar and chip and other similar
practices.
A test designed to determine the ability of ground to absorb
water, and used to determine the suitability of a soil for drainage
or for the use of an on-site sewage disposal system.
A form of financial security to insure that all improvements,
facilities, or work required by this chapter will be completed in
compliance with the ordinance, regulations, and the approved plans
and specifications of a development. Financial security may include,
but not be limited to, a deposit of cash, surety bond, certified check,
negotiable securities, or irrevocable letter of credit from a bank
or savings and loan institution provided by the developer and as required
in the developer's agreement.
An individual, partnership, public or private association
or corporation, firm, trust, estate, municipality, governmental unit,
public utility or any other legal entity whatsoever, recognized by
law as the subject of rights and duties.
A plan showing the boundaries of each phase of development,
planned dates for constructing the proposed phases, and any other
required information.
A plan showing the locations, areas, and intensity of illumination
of all proposed lighting on a plan.
Drawings which comply with the provisions of this chapter
prepared by a state registered surveyor, engineer or landscape architect
for approval of a subdivision or a land development.
At least three acres of land, controlled by one landowner,
to be developed as a single entity for more than one principal structure,
constructed in accordance with a site development plan, which provides
for industrial and/or commercial uses, recreation and open space,
subject to review and approval in accordance with provisions of this
chapter.
An area of land, controlled by an owner, to be developed as a single entity for a number of dwelling units, or combination of residential and nonresidential uses, which does not necessarily correspond or conform in lot size, bulk, type of dwelling, or use, density, or intensity, lot coverage and/or required open space, to the regulations established in or for any one district, under the provisions of Chapter 118, Zoning, and/or this chapter.
The planning commission of the Township of Unity.
The application for sewage facilities planning for all land
development requiring revision of the Township Comprehensive Official
Sewage Facilities Plan, submitted to the DEP, Sewer Authority, and
the Township Planning Agency in compliance with Pa. Chapter 71 as
revised and with the Pa. Clean Streams Law, 35 P.S. § 691.1 et
seq., and the Unity Township Act 537 Official Sewage Facilities Plan.
A map, layout or plan of a subdivision or land development,
whether preliminary or final, prepared in accordance with this chapter
and the Act of May 23, 1945 (P.L. 913, No. 367), know as the "Professional
Engineers and Professional Land Surveyors Registration Law," 63 P.S.
§ 148 et seq.
The final map of a subdivision which is filed for planning
commission consideration and Board of Supervisors final approval,
and, if approved, is filed with the Westmoreland County Recorder of
Deeds.
A required meeting between the developer, contractor, construction
inspectors and Township representatives prior to the initiation of
construction for the purposes of reviewing conditions, regulations
and methods of construction.
A runway having an existing instrument approach procedure
utilizing an instrument landing system (ILS) or a precision approaching
radar (PAR). It also means a runway for which a precision approach
system is planned and is so indicated on an airport layout plan or
any other planning document.
The preliminary map, drawing or chart indicating the proposed
layout of a subdivision or land development which is filed for planning
commission consideration and preliminary recommendation.
A surface longitudinally centered on a runway. When the runway
has a specially prepared hard surface, the "primary surface" extends
200 feet beyond each end of that runway; for military runways or,
when the runway has no specially prepared hard surface or planned
hard surface, the "primary surface" ends at each end of that runway.
All streets, walkways, gutters, curbs, sewers, water lines
and other utilities or related facilities, but not including driveways
and parking areas, to be operated and maintained by private entity,
but which must be constructed in accordance with the Township ordinances.
The area reserved for use as a private street, or for other
private purposes, by owners, residents or visitors of a subdivision,
development, Planned Residential Development, or lot.
A street, including the entire width of the private right-of-way,
intended for private use. A private street is a private improvement.
Of or pertaining to land, buildings, structures, uses or
activities owned, operated or controlled by the Township of Unity,
the Greater Latrobe Area School District, the Unity Township municipal
authority or other federal, state or local agency, other than a detention
facility.
A formal hearing before the Board of Supervisors or Zoning
Hearing Board held pursuant to public notice, which requires sworn
testimony of witnesses and, where necessary, the transcription of
testimony. A public hearing may also include a hearing designed to
inform the public and/or obtain public comment prior to taking action
in accordance with the MPC (Act 247), as amended.
Any and all streets, walkways, gutters, curbs, sewers, water
lines and other utilities or related facilities to be dedicated to
or maintained by the public; and, where dedicated and to be maintained
by the Township, subject to formal acceptance by the Township and
compliance with Township ordinances.
A meeting required to be held pursuant to notice under the
act of July 3, 1986 (P.L. 388, No. 84), known as the "Sunshine Act,"
65 Pa.C.S.A. § 701 et seq.
A notice of a public hearing or public meeting advertised
in a newspaper of general circulation in the Township pursuant to
the terms of the MPC.
The area dedicated to and accepted by the Township, County
or the commonwealth as a public street and/or other public purposes.
A paved street, thoroughfare or highway, including the entire
public right-of-way which has been dedicated and accepted by the Township.
A line running parallel to the rear lot line along which
construction may occur.
See "lot line, rear."
See "yard, rear."
The one-hundred-year-flood elevation, plus a freeboard safety
factor of 1Â 1/2 feet.
Any letter, review, memorandum, compilation or similar writing
made by any body, board, officer or consultant, other than the Township
Solicitor, to any other body, board, officer or consultant, for the
purpose of assisting the recipient of such report in the rendering
of any decision or determination. All reports shall be deemed advisory
only and shall not be binding upon the recipient, board, officer,
body or agency. Any report used, received or considered by the body,
board, officer or agency rendering a determination or decision shall
be made available for inspection to the applicant and all other parties
to any proceeding upon request, and copies thereof shall be provided
at cost of reproduction.
A structure erected between land of different elevation to
protect structures and/or to prevent the washing down or erosion of
earth from the upper slope level.
Land occupied or intended to be occupied by a street, crosswalk,
railroad, utility, public facility and/or other private or special
use.
The entire right-of-way of a public street or highway.
A defined area on an airport prepared for landing and takeoff
of aircraft along its length.
The Secretary of Unity Township, Westmoreland County, Pennsylvania.
A deposit of soil that has been transported from its site
of origin by water, ice, wind, gravity, or other natural means as
a product of erosion.
The designated sewage enforcement officer of Unity Township.
A sewage disposal system installed on an individual lot which
utilizes an aerobic bacteriological process for the elimination of
solid wastes and provides for the proper and safe disposal of the
effluent, subject to the approval of the SEO and the issuance of a
permit by the DEP.
The Unity Township Sewage Enforcement Officer (SEO), certified
by the Department of Environmental Protection and appointed by the
Board of Supervisors.
Any pipe or conduit used to collect and carry away sewage
or stormwater runoff from the generating source to treatment plants
or receiving streams.
The Unity Township Municipal Authority, also known as the
"UTMA").
The graded part of the right-of-way that lies between the
edge of the paved cartway and the curbline.
A paved path provided for pedestrian use, located at or along
the side of a road within the right-of-way.
The maximum distance of unobstructed vision, in a horizontal
or vertical plane, from within an automobile located at any given
point on a street.
See "clear sight triangle."
A small or minor subdivision as defined in this chapter.
A parcel which is the subject of an application for development.
The total parcel area in a site as determined by a survey
prepared by a registered surveyor or Pennsylvania Registered Professional
Engineer.
The solicitor of the Township of Unity.
A special approval required for hospitals, nursing homes,
jails and new manufactured home parks and subdivisions and/or substantial
improvements to such existing parks, when such development is located
in all or a designated portion of a floodplain.
An informal meeting between the developer and Township staff
which affords both parties the opportunity to identify and prepare
for the probable requirements of a development proposal, which occurs
prior to subdivision and land development plan preparation and engineering,
or prior to the filing of an application.
A preliminary review conducted by the Township Zoning Officer, Township Engineer and Township Solicitor designed to determine the application's compliance with the technical requirements of Chapter 118, Zoning, the Code of Unity Township and this chapter.
Areas of existing topography where, in over a 100-foot horizontal
distance, or where the difference in elevation is over 20 feet, the
slope equals or exceeds 25% from the top to bottom of the break in
grade.
A sewer that carries intercepted surface water runoff, excluding
domestic sewage and industrial wastes.
The runoff of water from a site, as generated and impacted
by a site.
The slowing, dampening, or attenuating of runoff entering
the natural drainage pattern or storm drainage system, by temporarily
holding it on the surface or containing it in a subsurface area, such
as detention basins, reservoirs, rooftops, streets, parking lots,
or within the drainage system itself, for release at a desired rate
of discharge.
The plan for managing stormwater runoff from a specific site.
The slowing, dampening, or attenuating of runoff entering
the natural drainage pattern or storm drainage system by temporarily
holding it in surface or subsurface areas such as retention basins,
or reservoirs and allowing the runoff to percolate into the ground.
An avenue, boulevard, road, thoroughfare, highway, freeway,
parkway, lane, viaduct, and any other ways used by vehicular traffic
or pedestrians but; not including driveways or parking areas. A street
shall include the following:
STREET, ARTERIALRoads intended to serve large volumes of traffic for long distance and high-speed travel between or within communities or to and from collectors. An arterial street is a major street.
STREET, CENTER LINEA line which is at an equal distance from both street lines or right-of-way lines.
STREET, COLLECTORRoads which carry considerable volumes of local traffic and connect residential streets to arterial streets or to provide access to nonresidential uses, community facilities and abutting properties, and which has direct access limited to only nonresidential uses.
STREET, CUL-DE-SACA street with only one outlet and having the other end designed and constructed for the reversal of traffic movement. A cul-de-sac is a dead-end street terminating in a vehicular turnaround.
STREET, LOOPA street that has its only ingress and egress at two points on the same minor collector road or collector road.
STREET, MARGINAL ACCESSA local service street that is parallel to a higher order street which, for safety, provides access to abutting parcels and separation and protection from through traffic. A marginal access street may be designed as a residential street or a minor collector road.
STREET, MINOR COLLECTORCollector streets which primarily function to provide direct access to nonresidential uses and which therefore carry traffic at lower speeds, connecting residential streets and collector streets.
STREET, PARTIAL or HALFA road generally parallel and adjacent to a property line, having a lesser right-of-way than normally required for satisfactory improvement and use of the street.
STREET, PRIVATEA street, including the entire private right-of-way, which is intended for private use and is a private improvement.
STREET, PUBLICA paved street, including the entire right-of-way, which has been dedicated and accepted by the Township.
STREET RESIDENTIALA street which primarily functions to provide direct access to abutting residential uses.
Any man-made object having an ascertainable stationary location
on or in land or water, whether or not affixed to the land, including,
but not limited to, an addition to buildings, billboards, carports,
porches, children's play equipment, fences, above or below ground
swimming pools of any kind and other building features, but not including
sidewalks, drives, and patios. In the Airport Overlay District, a
"structure" also includes mobile objects constructed or installed
by man, towers, cranes, smokestacks, earth formations and overhead
transmission lines; and/or
Anything built, constructed or erected which requires location
on the ground or attachment to something located on the ground.
The division or re-division 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 and the
unification of parcels, for the purpose, whether immediate or future,
of lease, partition by the court for distribution to heirs or devises,
transfer of ownership for building or lot development; provided, however,
that the subdivision by lease of land for agricultural purposes into
parcels of more than 10 acres which do not involve any new street
or easement for access, or the construction of a residential dwelling
or dwellings shall be exempt.
Where, in the judgment of the Township Engineer, at least
90% 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 precise legal description of a lot, and the graphic delineation
of precise lot boundaries, lot dimensions and areas, all easements
and public and private rights-of-way and north point and graphic scale,
affecting the lot, prepared by a professional land surveyor licensed
and registered in the Commonwealth of Pennsylvania.
The Township of Unity, Westmoreland County, Pennsylvania.
The duly appointed engineer of the Township of Unity, Westmoreland
County, Pennsylvania.
Surfaces extending outward at 90° angles to the runway
center line and the runway center line extended at a slope of seven
feet horizontally for each foot vertically from the sides of the primary
and approach surfaces to where they intersect the horizontal and conical
surfaces. "Transitional surfaces" for these portions of the precision
approach surfaces, which project through and beyond the limits of
the conical surface, extend a distance of 5,000 feet, measured horizontally
from the edge of the approach surface, and at 90° angles to the
extended runway center line.
A study completed by a traffic engineer, as required by this
chapter which evaluates the impact a development will have on the
transportation system. Specifically, the study determines the amount
of traffic to be generated by the development; the capacity of the
existing road network and intersections to handle the increased traffic;
and improvements necessary to bring roads and intersections up to
the preferred level of service to accommodate such traffic.
A single or one-way movement of a vehicle to or from a property
or study area. Trips can be added together to calculate the total
number of vehicles expected to enter and leave a specific site over
a designated period of time.
A runway that is constructed for and intended to be used
by propeller-driven aircraft of 12,500 pounds maximum gross weight
and less.
The Unity Township Municipal Authority.
The most recent survey utilized by the County and the Westmoreland
County Conservation District.
All areas regulated as wetlands by the Pennsylvania Department
of Environmental Protection (the DEP) or federal agencies.
Point of connection of sanitary lateral sewer with the main
collection line.
An open space on a lot, other than a court, unoccupied and
unobstructed from the ground to the sky, not occupied by a structure
or used for parking or storage, except as otherwise provided, and
not including any portion of a public or private street, alley, road
or the designated area of the right-of-way or easement for same.
A yard established by the front setback extending along the
full length of the front lot line between the side yards.
A yard established by the rear setbacks extending along the
full length of the rear lot line between the side lot lines.
A yard established by the side setbacks extending along the
side lot lines from the front yard to the rear yard.
An area of the Township in which regulations under Chapter 118, Zoning, uniformly apply.
The Zoning Hearing Board of Unity Township, Westmoreland
County, Pennsylvania.
The person appointed by the Board of Supervisors to administer Chapter 118, Zoning.
Chapter 118, Zoning, of the Code of the Township of Unity, as enacted, amended and in effect at the time of an application's official filing date.
The Office of Zoning and Planning of the Township of Unity,
Westmoreland County, Pennsylvania.
